When you are buying or selling property, especially in urban areas like Bengaluru, you will frequently encounter the term ‘Khata’. This document is one of the most critical pieces of paperwork related to property ownership, and not having the correct Khata can lead to significant legal and financial complications. This brings us to a fundamental question for any property owner: what is a Khata Number in property records? A Khata is essentially an account of a property maintained by the local municipal body, which records details about the property and its owner for the purpose of property tax payment. The Khata number is the unique identification number for this account. For 2026, understanding the nuances of the Khata system is essential for any legal property transaction in many Indian cities.
What is a Khata? A Simple Definition
A ‘Khata’ (which literally means ‘account’ in Hindi) is a legal document that recognizes a particular property and identifies the person who is primarily liable for paying the property tax. It is maintained by the municipal corporation (like the Bruhat Bengaluru Mahanagara Palike – BBMP in Bengaluru). A Khata essentially certifies that a property exists, it has a registered owner, and this owner is on the record of the municipal authority for tax purposes. The Khata contains key details such as the property owner’s name, the size and location of the property, the built-up area, and the property identification number. It is important to understand that a Khata is not a title deed; it does not confer ownership of the property. Ownership is established by a title deed or a sale deed. The Khata is a supporting document that is mandatory for property tax payment and for obtaining other licenses and loans.
The Importance of a Khata Certificate and Khata Extract
There are two main documents associated with a Khata:
- Khata Certificate: This is a document that is required when you apply for the registration of a new property or for the transfer of a property. It certifies that the property has a valid entry in the municipal records.
- Khata Extract: This document provides all the details of the property as recorded in the municipal property register. It includes the property’s size, location, owner’s details, and its assessed value for tax purposes. You need a Khata extract to apply for a trade license, a building license, or a loan from a bank.
A Khata vs. B Khata: The Crucial Difference
In Bengaluru, the BBMP maintains two separate registers for properties, which has led to the popular but informal classification of ‘A Khata’ and ‘B Khata’. This distinction is critical.
| Feature | A Khata | B Khata |
|---|---|---|
| Legal Status | A legal and valid property. The property has been constructed as per the approved building plan and has all necessary clearances. | An irregular or semi-legal property. The property may have some deviations from the building plan or other minor violations. |
| Property Tax | The owner can pay property tax to the BBMP. | The owner also pays property tax to the BBMP, but the property is maintained in a separate ‘B’ register. |
| Rights of the Owner | The owner can easily get trade licenses, building plan approvals for construction, and loans from banks. | The owner faces significant restrictions. They cannot get a building license for construction and find it very difficult to get a loan from major banks. |
| Property Transfer | The property can be easily sold and transferred to a new owner. | Selling a B Khata property is very difficult as most buyers and banks will not deal with it. |
It is always advisable to buy an ‘A Khata’ property to ensure you have full legal rights and avoid future complications. B Khata properties can sometimes be ‘regularized’ and converted to A Khata if they meet certain conditions and upon payment of penalties, but this is not always guaranteed.
Khata Number vs. Khasra Number
While Khata is a term primarily used for urban property records for taxation, rural land records use a different set of identifiers.
- Khata Number: Identifies the family or the owner of a property for municipal tax purposes.
- Khasra Number: A Khasra number is a unique number assigned to a specific plot of land in a rural area. It identifies the land parcel, not the owner.
These are part of a larger system of land documentation that also includes records like Jamabandi and Fard, especially in northern states.
Frequently Asked Questions (FAQs)
1. Is Khata the same as a Title Deed?
No, they are not the same. A Title Deed (like a Sale Deed) is a legal document that proves ownership of a property. A Khata is a municipal record for the purpose of property tax payment. While a Khata is essential, it is not the ultimate proof of ownership; the Title Deed is.
2. How can I get a Khata for my property?
You can apply for a Khata by submitting an application form along with the required documents (such as the title deed, previous tax receipts, and an approved building plan) to the concerned municipal office or through their online portal, like Sakala in Karnataka.
3. What is Khata transfer?
Khata transfer is the process of changing the name of the owner in the municipal records. This is required when a property is sold, inherited, or gifted. The new owner must apply for a Khata transfer to ensure that the property tax records are in their name.
4. Can I get a bank loan for a B Khata property?
It is very difficult. Most nationalized and major private banks do not provide home loans for the purchase or construction of B Khata properties due to their irregular legal status. Some co-operative banks or NBFCs might offer loans, but often at higher interest rates.
5. How do I know if a property has an A Khata or a B Khata?
You can verify this by checking the Khata extract of the property. An ‘A Khata’ will have a proper Property Identification (PID) number and will clearly be in the ‘A’ register. You should always ask the seller for the latest Khata extract and get it verified by a legal expert before buying a property. You should also obtain an Encumbrance Certificate to check for any legal dues.