Document Guide · Uttar Pradesh

How to Check the UP NA Order in Uttar Pradesh — Complete Guide 2026

The UP NA Order converts agricultural land to non-agricultural use under Section 80 of the UP Revenue Code 2006. Without it, any construction on farm land is illegal and can be demolished without compensation. This guide covers the full process, fees, and what to verify before paying.

Quick Reference

Also calledSection 80 Order, Section 143 Order (older term), Land Use Conversion Order

Issued bySub-Divisional Magistrate (SDM) or Assistant Collector

Valid forPermanent (once recorded in Khatauni)

Cost2% of prevailing government Circle Rate for the village or locality

Time taken45 days (statutory SLA); can extend to 90 days if Lekhpal survey is delayed

Online portalniveshmitra.up.nic.in

noteConstruction on unconverted agricultural land is illegal. The LDA can demolish the structure at any time, with no compensation paid to the buyer.

What is the UP NA Order in Uttar Pradesh?

Definition

The NA Order is an official declaration issued under Section 80 of the UP Revenue Code 2006, converting a plot's land-use classification from agricultural (Krishi) to non-agricultural (Gair-Krishi). The SDM or Assistant Collector is the authority empowered to issue it.

Uttar Pradesh maintains strict protections on agricultural land. You cannot buy a farm plot, fence it off, and start building. The Khatauni, the official land ownership record maintained by the revenue department, carries a land-use classification. That classification must change before any construction becomes legal. This document is the formal order that triggers that change.

People often call it a Section 143 order. That is technically outdated. Section 143 existed under the old UP Zamindari Abolition and Land Reforms Act of 1950, which has been fully repealed. Today, SDMs issue orders only under Section 80 of the current Revenue Code. If a seller hands you a new document dated 2024 or later claiming to be a "Section 143 order," treat it as a serious problem. No such order exists legally today.

The 2026 update simplified things in one specific scenario: if a project falls within an LDA or UPAVP planning zone with a sanctioned layout plan, the March 2026 UP Cabinet ordinance treats Section 80 as automatically approved once the LDA map is sanctioned. You then verify the LDA layout number at ldalucknow.in rather than visiting the SDM. This exception does not apply in Zila Panchayat areas, Gram Sabha regions, or unapproved private colonies. In those zones, the SDM order is still fully mandatory.

State-specific note: In UP, construction on unconverted agricultural land is illegal. The LDA can demolish the structure at any time. Buyers have received no compensation in such cases. Verify the Khatauni shows "Gair-Krishi" before paying any amount.

How to Get the UP NA Order in Uttar Pradesh: Step-by-Step

The application runs through the Nivesh Mitra portal online. Have your Khasra number, Khatauni copy, Aadhaar, PAN, and a notarized self-declaration ready before starting. The offline route through the SDM office is also valid if you prefer it.

Online method (recommended)

Check land status on UP Bhulekh Go to upbhulekh

gov.in. Enter your district, tehsil, and village. Pull the Khatauni and confirm the land-use entry reads "Krishi" (agricultural). Also check whether the plot falls within a master plan residential zone: if it does, SDM approval tends to move faster.

up.nic.in. Register with your Aadhaar-linked mobile number. After logging in, create a unit, select Board of Revenue as the department, and choose "Change of Land Use" as the service. Fill in the plot details: district, tehsil, village, Khasra number, and proposed use.

Upload documents and pay Upload a certified copy of the updated Khatauni, a certified copy of the updated Khasra, Aadhaar, PAN, and a notarized affidavit declaring the intended non-agricultural use

Pay the fee (2% of Circle Rate for your village) online through the portal.

Circle rates vary significantly between urban and rural pockets in UP. Check your district's circle rate at igrsup.gov.in before estimating costs.

Track status and receive the order The Lekhpal conducts a physical spot survey

The report goes to the Tehsildar for endorsement and then to the SDM. If approved, the SDM issues the Section 80 declaration. Download the order from Nivesh Mitra. After that, update the Khatauni through mutation so the land records reflect "Gair-Krishi."

Offline method (Sub-Registrar Office)

Collect the application form Visit the SDM office or Tehsildar office in the relevant sub-division

Ask for the land-use conversion application form under Section 80 of the UP Revenue Code 2006.

Assemble documents and submit Attach a certified copy of updated Khatauni, certified copy of Khasra, Aadhaar, PAN, and a notarized self-declaration of intended use

Submit the complete set at the SDM office counter.

Lekhpal inspection The SDM orders the area Lekhpal to inspect the plot

The Lekhpal checks whether active farming is happening, whether the plot falls in a green belt or ecologically sensitive zone, and whether it is earmarked for government infrastructure. A clean report moves the file to the SDM for decision.

Pay fee and collect order Once the SDM approves the application, pay the conversion fee (2% of Circle Rate) via government treasury challan

Collect the signed Section 80 order. Get it recorded in the Khatauni through your local revenue office to finalize the land-use change.

Delays most commonly come from Lekhpal survey scheduling. Follow up at the Tehsildar's office if you have not received an inspection date within two weeks of submission.

What Does the UP NA Order Contain?

The NA Order document carries specific fields that record the conversion, and each field is worth scrutinizing before you consider the process complete.

Field Name	What it means	What to check
Khasra Number	Plot identifier in revenue records	Matches the plot you agreed to buy; any mismatch is a serious flag
Village/Tehsil/District	Jurisdictional location of the plot	Matches sale deed and Khatauni exactly
Applicant Name	Person who applied for conversion	Should match current owner; if a third party applied, ask why
Land Use (Before)	Classification prior to conversion (Krishi)	Should read "Krishi" confirming it was agricultural
Land Use (After)	New classification post-order (Gair-Krishi)	Must read "Gair-Krishi" for the order to be valid
Section Reference	Legal authority under which order is issued	Must cite Section 80, UP Revenue Code 2006, not Section 143
SDM Signature and Seal	Issuing authority attestation	Must carry the official seal of the SDM office and date

Good sign: The order cites Section 80 of the UP Revenue Code 2006, the Khasra number matches the sale plot exactly, the SDM seal is clear and dated, and the updated Khatauni entry shows "Gair-Krishi."

Common Issues With the UP NA Order in Uttar Pradesh

Most problems with NA Orders fall into a small number of patterns, and most of them are avoidable if you verify before paying.

Sellers presenting outdated Section 143 orders

Some sellers still produce old Section 143 orders issued before the UP Revenue Code 2006 came into force. The legal validity of these documents is contested, and several revenue courts have raised objections during mutation. Ask for the specific order date and the section cited.

Fix: Insist on a fresh Section 80 order, or request the Sub-Registrar to confirm the old order is recognized in your specific district before proceeding.

NA Order applied for but not yet granted

"Section 80 in process" is a common phrase from sellers. In LDA-approved zones, this excuse has been legally obsolete since March 2026. Outside LDA zones, "in process" means the land is still agricultural. The risk is real.

Fix: Verify status on Nivesh Mitra portal by searching the application number. Do not pay full consideration until the order is in hand.

Khatauni not updated after order is issued

The NA Order and the Khatauni update are two separate steps. Many buyers receive the order but do not follow up to get the Khatauni entry changed from Krishi to Gair-Krishi. Banks will not process home loans against agricultural land, even if you hold the order.

Fix: After receiving the NA Order, immediately file a mutation application. Confirm the updated Khatauni entry before arranging registration or financing.

Construction started before the order was obtained

Sellers sometimes build on agricultural land before conversion is approved, then sell the property claiming the order is forthcoming. In Uttar Pradesh, structures built without prior conversion are illegal. Local authorities can demolish them without paying any compensation.

Fix: Walk away from any plot with standing construction on land still classified as "Krishi" in the Khatauni. No future order can retroactively legalize an already-built structure in most cases.

Circle rate discrepancy inflating conversion fees

The conversion fee is 2% of the government Circle Rate for your specific village. Circle rates in UP vary significantly across districts and even tehsils within the same district. Some applicants get surprised by a fee much higher than expected because they used a neighboring district's rate to estimate costs.

Fix: Check your specific village's circle rate at igrsup.gov.in before budgeting for conversion.

Fake SDM order seals

Forged NA Orders do circulate in high-demand areas near urban peripheries. The seller may produce a printed document that looks correct but carries a photocopied or digitally replicated seal.

Fix: Cross-verify the order by visiting or calling the relevant SDM office directly. Ask them to confirm whether the order number is on their register.

Why the UP NA Order Matters for Land Buyers in Uttar Pradesh

This document sits at the center of every safe land transaction involving agricultural plots in UP.

📋

Legal right to build Without the NA Order, a buyer has no legal right to construct anything on agricultural land

Period. The LDA and district authorities can demolish a structure at any time after discovering the land was never converted. No court has consistently ruled in favor of buyers who built without prior conversion. The order is the difference between a legal property and a liability.

⚠

Home loan eligibility Banks in UP will not sanction a home loan against a plot still classified as agricultural in the Khatauni

Even if you hold the NA Order, many lenders require the updated Khatauni entry to confirm "Gair-Krishi" before disbursing funds. Sort both documents before approaching any lender.

🏦

Registration and resale value A plot without NA Order may clear registration at the Sub-Registrar's office in some cases, but it will sell at a steep discount on resale

Buyers do their own checks now. A clean Section 80 order with an updated Khatauni showing Gair-Krishi is worth far more in the market than an unconverted plot at the same location.

🔍

UP-specific: new 2026 LDA zone exemption changes what "mandatory" means The March 2026 Cabinet ordinance introduced automatic deemed approval for Section 80 in LDA-approved layouts

This matters practically: for buyers in Lucknow, Kanpur, or other LDA-jurisdictional cities, the obligation now sits with the developer, not the buyer. But the buyer must still verify the LDA layout number is validly sanctioned at ldalucknow.in. Outside those zones, nothing has changed.

Red flag: Any seller offering land under ₹X lakh that already has "approved construction" on it but cannot show the updated Gair-Krishi Khatauni entry is selling an illegal structure. Stop the transaction immediately and do not part with any token money.

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Frequently Asked Questions

What is the UP NA Order 2026 and why do land buyers need it?

The UP NA Order is an official declaration under Section 80 of the UP Revenue Code 2006 that converts agricultural land to non-agricultural use. Buyers need it before any construction. Without it, any structure built on the land is illegal and can be demolished without any compensation.

What is the difference between Section 143 and Section 80 in UP?

Section 143 existed under the old UPZA and LR Act of 1950, which has been fully repealed. Section 80 of the UP Revenue Code 2006 replaced it. SDMs today issue only Section 80 orders. Any document dated 2024 or later citing Section 143 is a red flag.

How do I apply for an NA Order online in Uttar Pradesh?

Register on the Nivesh Mitra portal at niveshmitra.up.nic.in. Log in, create a unit, select Board of Revenue, and choose the Change of Land Use service. Upload your Khatauni, Khasra, Aadhaar, PAN, and a notarized self-declaration. Pay the fee online.

What is the fee for the UP NA Order?

The conversion fee is 2% of the prevailing government Circle Rate for your specific village or locality. This varies widely across districts. Check your district's circle rate at igrsup.gov.in before estimating costs. Payment goes to the government treasury, not to any agent.

How long does the NA Order take in Uttar Pradesh?

The statutory SLA is 45 days from application submission. In practice, delays can push this to 90 days if the Lekhpal survey is postponed. Digital integration of Lekhpal reports in 2026 has reduced average turnaround in most districts compared to earlier manual systems.

What documents are needed to apply for the NA Order in UP?

You need a certified copy of the updated Khatauni, a certified copy of the updated Khasra, Aadhaar card, PAN card, and a notarized self-declaration stating the intended non-agricultural use of the plot. All documents must be current.

Can I build on agricultural land in UP before the NA Order is issued?

No. Construction on unconverted agricultural land is illegal in Uttar Pradesh regardless of what any seller tells you. Local authorities can demolish such structures without paying compensation. The NA Order must come before any ground-breaking, not after.

Does the 2026 LDA ordinance mean Section 80 is no longer needed in Lucknow?

Only partly. The March 2026 UP Cabinet ordinance grants automatic deemed approval for plots within LDA-sanctioned layouts, so buyers in those zones skip the SDM visit. But in Gram Sabha areas, Zila Panchayat zones, and unapproved colonies anywhere in UP, the SDM order remains fully mandatory.

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