Document Guide · Karnataka

How to Check DC Conversion in Karnataka — Complete Guide 2026

DC Conversion Karnataka is the formal order under Section 95 of the Karnataka Land Revenue Act that turns agricultural land into a site where construction is legally permitted. Build without it, and the structure is illegal, full stop. This guide covers the application steps, what the 2025 amendment changed, and what buyers must check before signing anything.

Quick Reference

Also calledSection 95 Conversion Order, Land Use Change Certificate

Issued byDeputy Commissioner of the District, Karnataka

Valid forPermanent once granted; stated purpose cannot be changed after approval

Cost[VERIFY current fee with Deputy Commissioner's office; varies by land extent and purpose]

Time takenMaster plan zone: digitally signed certificate issued directly by planning authority; outside master plan: DC decides within 15 days; deemed approval after 30 days

Online portallandrecords.karnataka.gov.in

What is DC Conversion in Karnataka?

Definition

DC Conversion Karnataka is the legal process under Section 95 of the Karnataka Land Revenue Act, 1964, by which a Deputy Commissioner officially converts agricultural land to non-agricultural use for a stated purpose: residential, commercial, or industrial.

Without this order, any structure built on agricultural land is illegal from day one. The penalties are not light: fines up to Rs. 1 lakh, plus Rs. 2,500 per day for each day the violation continues, and potential demolition. Karnataka courts have backed demolition orders repeatedly. Judicial regularisation is not on the table. If you buy agricultural land without a conversion order in hand, you own a plot you cannot legally build on.

The 2025 amendment, notified on 17 September 2025 under Gazette No. RD-LGP/6/2025, changed how conversion works in practice. Applications now need a notarised affidavit in Forms 21B and 21C, along with an RTC extract, mutation register extract, pre-conversion sketch, and master plan extract. For land that sits inside an approved master plan zone and already matches the zonal classification, the planning authority issues a digitally signed certificate directly, skipping the DC step entirely. Land outside master plan zones still goes to the DC, who must decide within 15 days. If no decision comes in 30 days, deemed approval kicks in automatically.

State-specific note: Karnataka courts, including the Supreme Court, have ruled that structures built on unconverted agricultural land must be demolished. No judicial route exists to regularise them after the fact.

How to Get DC Conversion Certificate in Karnataka: Step-by-Step

Online applications go through landrecords.karnataka.gov.in. Have your RTC extract, mutation register extract, pre-conversion sketch, master plan extract, and notarised affidavit in Forms 21B and 21C ready before starting.

Online method (recommended)

Open the Bhoomi Land Conversion portal Visit landrecords

karnataka.gov.in and click Land Conversion Services. Select Apply Online for Land Conversion. You are redirected to the Land Records Citizen Portal.

Portal: landrecords.karnataka.gov.in

Fill the application with property details Enter survey number, hissa number, district, taluk, hobli, village, purpose of conversion, and land extent

Attach all documents: notarised affidavit in Forms 21B and 21C, RTC extract, mutation register extract, pre-conversion sketch, khata certificate if the land is under a local body, and master plan extract.

Pay the conversion fee online Pay through the portal's payment gateway

Save the acknowledgement and note your Affidavit Number or User ID. This is the only reference number that lets you track the application.

For land inside master plan zones matching zonal classification, the planning authority issues the certificate directly, without waiting for the DC.

Track and download the Final Conversion Order Check status at landrecords

karnataka.gov.in/service80 using the Affidavit Number. Once approved, download the Final Conversion Order from landconversion.karnataka.gov.in. Keep this permanently: it is required for A Khata, building plan approval, and bank loans.

Outside master plan zones, DC decides in 15 days. Deemed approval applies if no decision is made within 30 days.

Offline method (Sub-Registrar Office)

Go to the DC office for the district where the land sits The application must go to the Deputy Commissioner of that specific district

Confirm the office address and working hours before visiting.

Fill the correct form and gather documents For tenanted land use Form 1

For patta land use Form 21A. Attach three copies of the RTC, three land sketches, certified copy of the Land Tribunal Order for tenanted land, a zonal certificate from the Town Planning Authority, and the notarised affidavit in Forms 21B and 21C.

Submit the application and collect the acknowledgement Hand in all documents at the counter and pay the conversion fee

Collect the acknowledgement slip with the file number. This slip is proof of submission.

Attend inspection and collect the conversion order Revenue officials will schedule a physical site inspection

Attend or send an authorised representative. Once the order is issued, verify that the survey number, extent, stated purpose, and date are printed correctly before leaving the counter.

Conversion certificates typically take 30 to 60 days offline; timelines vary by district and how complete the application was at submission.

What Does DC Conversion Certificate Contain in Karnataka?

Every field in the conversion order must be cross-checked against the sale deed and RTC before accepting the document.

Field	What it means	What to check
Survey Number and Hissa	The specific parcel approved for conversion	Must match the RTC and sale deed schedule exactly
Extent of Land Converted	Total area in acres and guntas granted conversion	Any difference from the sale deed extent creates a title defect
Purpose of Conversion	Stated use: residential, commercial, or industrial	Verify the stated purpose matches your intended use; it cannot be changed after grant
Name of Applicant	Landowner's name at the time of the DC order	Must match the title deed; any mismatch signals a stale or fraudulent document
Date of Order and File Number	Date the DC granted conversion and the official reference	Cross-check the file number on the Bhoomi portal to confirm the order is genuine
District and Taluk	Administrative jurisdiction of the conversion	Must match the physical location of the land; jurisdiction mismatch voids the order
Conditions Attached	Any DC-imposed conditions such as construction timelines	Time-bound conditions that have lapsed without compliance can trigger cancellation

Good sign: The order shows a clear file number, the survey number and extent match the RTC exactly, the stated purpose fits the buyer's plans, and the order is downloadable from landconversion.karnataka.gov.in.

Common Issues With DC Conversion in Karnataka

Every field in the conversion order must be cross-checked against the sale deed and RTC before accepting the document.

No conversion on agricultural land sold as a plot

Sellers list agricultural land as plot-ready without any conversion order. Any structure built there is illegal. Karnataka authorities have demolished such buildings; courts have not stepped in to save them.

Fix: Check the RTC on Bhoomi before any advance. If the land is still agricultural with no conversion, stop the transaction.

Conversion granted for a different purpose

The DC order permits residential use but the seller markets the land for commercial development. The stated purpose in a conversion order cannot be changed after it is issued.

Fix: Read the purpose field on the conversion order. A mismatch means the seller needs a fresh application for the correct purpose before any sale.

Time-bound conditions in the order have lapsed

Some DC orders require construction to start within a set period. If that window closed without any work, the DC has discretion to withdraw the conversion.

Fix: Check the conditions section. If a construction timeline was stated, verify it was met or that a formal extension was granted.

Conversion covers only part of the survey number

The DC order converts a portion of a larger parcel. The rest stays agricultural. Sellers sometimes present the partial order as covering the full extent.

Fix: Compare the extent in the conversion order against the full RTC extent. Any unconverted balance cannot be used for construction.

Bhoomi shows pending but seller insists approval is done

The portal at landrecords.karnataka.gov.in/service80 shows the application as under review or rejected. The seller presents a paper copy and says it is approved.

Fix: Reject any paper copy that cannot be verified on the portal. Do not proceed until the Final Conversion Order is downloadable from landconversion.karnataka.gov.in.

CRZ or lake buffer NOC missing from conversion file

Land near rivers, lakes, or the coast needs a No Objection Certificate from the relevant authority before DC Conversion is valid. Orders without this NOC face legal challenge.

Fix: Ask for all NOC documents submitted with the DC application. For land near any water body, confirm with the DC's office that clearances were in place before the order was issued.

Why DC Conversion Matters for Land Buyers in Karnataka

The conversion order is the line between a buildable site and a demolition risk in Karnataka.

📋

Construction without it is illegal Section 95 of the Karnataka Land Revenue Act makes this clear

No conversion order means no legal construction. The Supreme Court confirmed in 2025 that unauthorised structures must be demolished and cannot be saved through court intervention.

⚠

Mandatory before any construction begins Buyers who purchase agricultural land on a seller's promise to "get the conversion later" absorb the full demolition risk

No building plan approval, no occupancy certificate, and no bank loan are possible on unconverted land.

🏦

Required for A Khata and bank loans A valid DC Conversion order is a precondition for A Khata under Karnataka's E-Swathu system

Banks and housing finance companies need both the conversion order and A Khata before sanctioning any home loan on peri-urban or Gram Panchayat land.

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Karnataka-specific: the 2025 two-track process Under Gazette No

RD-LGP/6/2025, land inside approved master plan zones gets a digitally signed certificate from the planning authority directly. Land outside master plan zones goes through the DC with a 15-day window and deemed approval at 30 days. Buyers must identify which track applies and verify status on the Bhoomi portal, not on paper.

Red flag: The seller cannot produce a Final Conversion Order verifiable on landconversion.karnataka.gov.in, shows only a paper copy with no file number, or asks you to register the land before the conversion is approved. Do not proceed under any of these conditions.

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Frequently Asked Questions

What is DC Conversion Karnataka and why is it mandatory?

DC Conversion Karnataka is the Section 95 order that converts agricultural land to non-agricultural use for a stated purpose. It is mandatory before any construction. Buildings raised without it are illegal under Karnataka law and can be demolished without any option for judicial regularisation.

How do I check DC Conversion status on the Bhoomi portal in Karnataka?

Go to landrecords.karnataka.gov.in/service80 and enter your Affidavit Number or User ID. The portal shows whether the application is pending, approved, or rejected. Once approved, the Final Conversion Order is downloadable directly from landconversion.karnataka.gov.in.

What documents are needed for DC Conversion in Karnataka after the 2025 amendment?

Applications need a notarised affidavit in Forms 21B and 21C, RTC extract, mutation register extract, pre-conversion sketch, and master plan extract. Tenanted land uses Form 1; patta land uses Form 21A. Land near rivers or coasts also requires a CRZ NOC.

What changed in DC Conversion rules under the Karnataka 2025 amendment?

Gazette No. RD-LGP/6/2025 created a two-track process. Land inside approved master plan zones with correct zonal classification gets a digitally signed certificate from the planning authority directly. Land outside master plan zones goes through the DC with a 15-day window and deemed approval after 30 days.

Can I get A Khata in Karnataka without DC Conversion?

No. A Khata under Karnataka's E-Swathu system is issued only for legally compliant non-agricultural properties. Without a valid DC Conversion order, no Gram Panchayat or urban body will issue A Khata, and no bank will sanction a loan against the property.

What happens if construction is done without DC Conversion in Karnataka?

Construction on unconverted agricultural land violates Section 95 of the Karnataka Land Revenue Act. Penalties include fines up to Rs. 1 lakh plus Rs. 2,500 per day. Authorities can demolish the structure, and Karnataka courts have upheld such orders without offering regularisation as a remedy.

How long does DC Conversion take in Karnataka in 2026?

For land inside an approved master plan zone with matching zonal classification, the planning authority issues the certificate directly, significantly faster than before. For land outside master plan zones, the DC must decide within 15 days, with deemed approval if no decision is made within 30 days.

Is DC Conversion permanent in Karnataka once granted?

The conversion order is permanent. However, the purpose stated at the time of grant, whether residential, commercial, or industrial, cannot be changed after the order is issued. A different intended use requires a fresh conversion application for the correct purpose.

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