What Is a Khata?
A khata is an account entry maintained by the local urban body, such as the BBMP in Bengaluru or the city corporation or municipality elsewhere in Karnataka. It records the property's identity, the owner's name, the extent of the land or built-up area, and the property tax payable. A khata certificate and a khata extract are the two documents buyers normally ask for.
Importantly, a khata is a tax and administrative record. It is not, by itself, proof of ownership. Ownership is established through the registered sale deed and the chain of title documents, so a khata should always be checked together with the title records and the Encumbrance Certificate.
Khata A — The Fully Regularised Category
Khata A is generally issued for properties that are legally compliant: the land is located in an approved layout or revenue-converted area, the title is clear, and the building is constructed under a sanctioned plan. Owners of such properties pay property tax regularly and the property is recorded in the civic body's register as legitimate.
In practice, a Khata A property is the one that banks and housing finance companies are most comfortable lending against, and it is the category that usually allows you to apply for building plan sanction, trade licences and utility connections without additional hurdles. Resale is also typically easier because the next buyer's lender will accept the documents.
Khata B — Where the Risk Usually Lies
Khata B is commonly given to properties that fall outside the formal approval framework, for example sites in unauthorised layouts, revenue sites without conversion, or buildings with deviations from the sanctioned plan. The civic body may collect tax on such properties, but that does not legalise the property.
Buyers of Khata B properties often face practical difficulties: many banks decline home loans, building plan approvals may not be available, and resale can be slow. The state government has announced regularisation and digital e-khata measures from time to time, so rules and eligibility can change. Always verify the current position with the local civic body before relying on any promised conversion from B to A.
How to Check the Khata Before You Pay
Ask the seller or builder for the khata certificate and the khata extract, and compare the name, property description and extent with the sale deed. Confirm the latest property tax receipts have been paid, and obtain an Encumbrance Certificate to see any registered mortgages or transfers.
For apartments, ask whether the project has an approved plan, a valid RERA registration and the relevant completion and occupancy certificates, because an individual khata cannot be issued cleanly if the building itself is non-compliant. If a document looks altered or the seller is reluctant to share originals, treat that as a red flag and seek advice from a property lawyer before paying any advance. This article is general information and not legal advice.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: 13 October 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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