Document Guide · Maharashtra

How to Check NA Order in Maharashtra — Complete Guide 2026

The NA Order Maharashtra is the non-agricultural permission Collector grant that legally converts farm land to non-agri use under the Maharashtra Land Revenue Code, 1966. Without it, any house, plot, or shop on agricultural land is unauthorised. This guide covers when it is needed, how to apply, and how to read the order before paying for any plot.

Quick Reference

Also calledNA Permission, NA Order, Sanad, Section 44 Permission

Issued byDistrict Collector under the Maharashtra Land Revenue Code, 1966

Valid forUse must commence within the period stated in the order (typically 1 year). Sanad is permanent for that purpose.

CostConversion tax (one-time premium under revised Section 47) plus minor application fees

Time takenUp to 90 days (deemed permission if Collector does not decide)

Online portalaaplesarkar.mahaonline.gov.in (application) and bhulekh.mahabhumi.gov.in (7/12 verification)

What is NA Order in Maharashtra?

Definition

The NA Order is the conversion permission granted by the District Collector under Section 44 of the Maharashtra Land Revenue Code, 1966 along with the conversion of use rules of 1969. It legally changes a parcel from agricultural to a specified non-agricultural use such as residential, commercial, or industrial.

Once granted, the Collector issues a Sanad, the formal title to use the land for that purpose. The land then becomes subject to non-agricultural assessment (or under the revised Section 47, a one-time conversion premium). The Sanad number and the NA Order number get recorded in the remarks column of the 7/12 Utara through a mutation entry. That single entry is what banks, planning authorities, and Sub-Registrars rely on.

A 2026 reform under Section 47 has rationalised the older system. For lands already shown as non-agricultural in a sanctioned Development Plan or Regional Plan, separate NA permission is no longer required. Development permission from the Planning Authority now serves as deemed NA. For everything else, including most rural agricultural land, the Section 44 process still applies. Many sellers exploit this distinction.

State-specific note: NA Order is mandatory before construction on agricultural land. The NA Order number must appear in the 7/12 remarks column. If a seller offers an agri plot for housing without an NA entry, walk away.

How to Get NA Order Non-Agricultural in Maharashtra

File the application through Aaple Sarkar online or at the Collectorate. Land already inside a sanctioned DP or RP zone may qualify for deemed NA.

Online method (recommended)

Check zoning first Pull the 7/12 Utara at [bhulekh

mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) . Confirm the village zoning under the relevant Regional Plan or Development Plan. If the land is already shown as non-agricultural in the DP, you may not need a fresh Section 44 order.

Check the Sub-Divisional Officer's zoning certificate or BPMS layer before filing.

Open Aaple Sarkar Go to [aaplesarkar

mahaonline.gov.in](http://aaplesarkar.mahaonline.gov.in) . Register using Aadhaar eKYC or create a citizen profile. Choose Right to Services, then Revenue Department, then NA permission.

File the application Upload the 7/12, 8A, latest tax receipt, mutation entries, owner ID, layout plan, and any required NOCs (PWD, irrigation, environment as applicable)

State the proposed use clearly: residential, commercial, or industrial.

Pay conversion tax and collect Sanad On approval, pay the conversion premium (revised Section 47 rates) and applicable charges

Download the digitally signed NA Order and Sanad from the dashboard. The Talathi enters the NA Order number into the 7/12 remarks column. ###

If 90 days pass without a decision, deemed permission applies under Section 44(3). Get this in writing.

Offline method (Sub-Registrar Office)

Visit the Collectorate Approach the District Collectorate or Sub-Divisional Officer covering the land

Collect the prescribed application form (the Section 44 Form under the 1969 Rules).

File application with non-judicial stamp

Submit the form with a non-judicial stamp, the 7/12, 8A, mutation extract, owner ID, layout plan, and all required NOCs

Site inspection and assessment The Talathi and the Tahsildar inspect the site

The Collector consults the Planning Authority. The Collector either grants permission with conditions or rejects in writing with reasons.

Pay and collect Sanad Pay the conversion tax and any premium

Collect the signed NA Order and Sanad. File it with the Talathi for mutation onto the 7/12.

Insist on the mutation entry being completed before you sell, build, or take a loan against the land.

What Does NA Order Contain in Maharashtra?

Each line on the order locks in or limits what you can build. Read every row.

Field	What it means	What to check
Survey/Gat Number and Village	Land identifier covered by the order	Match exactly with 7/12 and sale deed
Area Permitted for NA Use	Square metres approved for conversion	Reject if quoted area exceeds the order
Permitted Purpose	Residential, commercial, industrial, mixed	Any use outside this is unauthorized
Conditions Imposed	Setbacks, FSI, NOCs, time limit to commence use	Each condition is enforceable; breach can void the order
Conversion Tax / Premium Paid	Section 47 conversion premium plus dues	Unpaid premium becomes a charge on the land
Sanad Number and Date	Formal conversion title issued by the Collector	Must be entered in the 7/12 remarks column

Good sign: A clean NA order shows the matching survey number, an explicit permitted purpose, all conditions met, premium paid, Sanad granted, and the NA Order number entered in the 7/12 remarks column.

Common Issues With NA Order in Maharashtra

Each line on the order locks in or limits what you can build. Read every row.

No NA entry in 7/12 remarks column

The seller shows a paper NA Order but the 7/12 has no remarks entry. Without the mutation, the conversion is not on record. Banks and Sub-Registrars treat the land as agricultural.

Fix: File the mutation with the Talathi using the Sanad. Verify on Mahabhulekh before paying.

Construction beyond permitted purpose

A residential NA Order does not allow commercial use. Any deviation triggers fines up to 40 times the NA assessment and possible demolition under Section 45.

Fix: Match every plan and elevation to the permitted purpose. For change of use, file a fresh Section 44 application.

NA use not commenced in time

Rule 4(c) of the 1969 Rules requires NA use to start within one year of the order, or the land reverts to agricultural use. Some sellers hold stale orders.

Fix: Check the order date and the start of construction. An expired order is worthless.

Conversion premium unpaid

The Section 47 conversion premium is a charge on the land. Sellers sometimes hand over orders without proof of payment.

Fix: Demand the original premium payment receipt before registration.

Confusion with deemed NA under Section 42A/B/C/D

Lands inside a sanctioned DP, RP, or 44A bona fide industrial area get deemed NA on development permission. Sellers misuse this to skip the formal record.

Fix: Pull the development permission and the 7/12 mutation. Either the NA Order or the deemed NA mutation must be on record.

Forged Sanad

Fake Sanads get printed with old letterheads. Buyers verify against bare government text and miss the manipulation.

Fix: Cross-check the NA Order number on the 7/12 remarks at [bhulekh.mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) . Confirm with the Collectorate over RTI if anything looks off.

Why NA Order Matters for Land Buyers in Maharashtra

Four reasons the NA Order sits beside the sale deed in importance.

📋

Legalises construction on agri land No NA Order, no lawful house, plot, or shop on agricultural land

Section 44 makes prior Collector permission a precondition. Building without it triggers fines and demolition.

⚠

Visible on the 7/12 remarks column Maharashtra runs the verification through the 7/12 itself

The NA Order number in the remarks column is the single fastest test of whether conversion actually happened on record.

🏦

Bank loan and home loan dependency Lenders refuse home loans, construction finance, and LAP on agricultural land without an NA Order

The 7/12 mutation entry is what underwriters check. Missing entry, missing loan.

🔍

Maharashtra-specific: deemed NA under DP/RP zones Only Maharashtra runs the deemed NA framework under Sections 42A to 42D and 44A linked to DP, RP, and bona fide industrial areas

Buyers in DP zones must check zoning before assuming a Section 44 order is required. ###

Red flag: A seller who calls a plot a "gunthewari" or "NA layout" without showing the Collector's NA Order or the mutation entry on the 7/12. Every farmhouse plot scam in Maharashtra starts with this.

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Frequently Asked Questions

What is an NA Order in Maharashtra and is it mandatory?

The NA Order is a Collector's permission under Section 44 of the Maharashtra Land Revenue Code, 1966 converting agricultural land to non-agricultural use. It is mandatory before any construction on agri land outside DP and RP areas where deemed NA applies.

How do I verify the NA Order on the 7/12?

Pull the digitally signed 7/12 from [bhulekh.mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) . The NA Order number and Sanad reference must appear in the remarks column with a matching mutation entry. Missing entry means the conversion is not on the official record.

How much does NA permission cost in Maharashtra in 2026?

The application fee is small but the real cost is the Section 47 conversion premium, calculated as a percentage of the Annual Statement of Rates value. For lands up to 1,000 sq metres it starts at 0.1% of market value, with higher slabs above.

How long does the Collector take to grant NA permission?

The Collector decides within 90 days of a complete Section 44 application. If the Collector does not decide within that period, deemed NA permission applies under Section 44(3). Site inspection and NOC delays often push timelines beyond 90 days.

What is the difference between NA Order and Sanad?

The NA Order is the Collector's grant of permission. The Sanad is the formal title document issued after conditions are met and conversion premium is paid. Both must reflect on the 7/12 remarks column to count.

What happens if I build without an NA Order in Maharashtra?

You face fines up to 40 times the non-agricultural assessment, restoration orders forcing the land back to agricultural use, and demolition of unauthorised construction under Section 45 of the MLRC. Banks will not lend against the property.

Is separate NA permission needed inside Development Plan zones?

No. Under Sections 42A, 42B, 42C, and 42D, lands within sanctioned DP or RP zones are deemed cleared for NA use on grant of development permission. Section 44A also covers bona fide industrial use. Confirm zoning before assuming exemption.

Can NRIs apply for an NA Order in Maharashtra?

NRIs cannot generally hold agricultural land in Maharashtra except by inheritance. Those who do can apply for an NA Order through a registered Power of Attorney. Once converted, the land is non-agricultural and ordinary urban property rules apply.

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