Bhoo Guarantee Scheme: What is the Scheme about What Property Owners Must Do Now (Bangalore Guide)

Karnataka launches Bhoo Guarantee for 23 lakh Bengaluru properties. B-Khata owners get 60% concession. Here is what the scheme means for you and what to do.

Something significant just happened for Bengaluru property owners.

On May 13, 2026, Deputy Chief Minister D.K. Shivakumar announced the state government's sixth guarantee  "Bhoo Guarantee" (land guarantee). It covers 23 lakh properties across the city.

The announcement touches B-Khata holders, owners with building violations, residents in irregular layouts, and anyone who has been waiting years for clean digital property records.

The window is open. But not for long.

To Know More About the News: Karnataka Launches Bhoo Guarantee for 23 Lakh Bengaluru Properties  Economic Times Realty

Quick Summmary (TL;DR)

• Karnataka's Bhoo Guarantee covers 23 lakh Bengaluru properties  announced by Deputy CM D.K. Shivakumar as the government's sixth guarantee

• 16 lakh A-Khata and 7 lakh B-Khata properties are covered under the scheme

• B-Khata to A-Khata conversion fee is cut from 5% to 2% of guidance value  but only within 100 days

• Building deviations in height, FAR, and setback rules can now be regularised up to 15% (earlier 5%) after penalty payment

• One-Time Settlement scheme for irregular layouts opens June 15  first 3 months get a 50% concession on regularisation charges

• 'Nanna Khata, Nanna Hakku' e-Khata distribution campaign starts May 16, every Saturday at 50 locations across five civic zones

What Is Bhoo Guarantee Scheme About?

Karnataka's Biggest Property Reform in Years Is Here

Karnataka Deputy Chief Minister and Bengaluru Development Minister D.K. Shivakumar announced a series of citizen-centric initiatives for Bengaluru at the Greater Bengaluru Authority (GBA) headquarters  calling it the Congress government's "sixth guarantee": Bhoo Guarantee.

The core promise: every genuine property owner in Bengaluru will receive secure, reliable, digital property records. Directly. Without bribes or middlemen.

23 lakh properties. One scheme. Multiple deadlines you cannot miss.

The government has also digitised and scanned over 7,000 property-related files to prevent tampering, duplication, and manipulation of land records.

To Know More About The News: Karnataka Launches Bhoo Guarantee for 23 Lakh Bengaluru Properties  Economic Times Realty

What Exactly Is the Bhoo Guarantee Scheme?

Five Reforms Packed Into One Announcement

"Bhoo" means land in Kannada. This scheme is the Karnataka government's formal commitment to deliver property records to every legitimate owner in Bengaluru.

It is not a single initiative. It is a bundle of five major reforms announced together, each with its own deadline and financial implications.

The scheme is citizen-centric on paper. Whether it delivers on the ground will depend on how quickly implementation reaches ward level.

What Is the 'Nanna Khata, Nanna Hakku' Campaign?

Your e-Khata Is Coming to You  Starting May 16

"Nanna Khata, Nanna Hakku" means My Khata, My Right.

This campaign begins on May 16 and will run every Saturday for three months at 50 locations across Bengaluru's five civic zones.

What you will get at these camps:

• Your e-Khata document is digitally issued and downloadable online

• GPS-tagged property details embedded in the record

• Your photograph is linked to the ownership entry

• Aadhaar-based self-mutation enabled for future updates

• Integration with property tax, BESCOM, and building approvals

Your property document will now carry your GPS coordinates and your face. That is a serious step against fraud.

The e-Khata initiative has been described as India's largest integrated digital urban property records system, with more than 23 lakh property records now delivered directly to citizens online.

Records can be downloaded at eaasthi.karnataka.gov.in. WhatsApp notifications will go out in both Kannada and English, while the property documents themselves will remain in Kannada.

Also Read: How to Get E-Khata Online/Offline in Karnataka.

What Is the B-Khata to A-Khata Concession?

60% Fee Cut  But Only for 100 Days

This is the single most important announcement for 7 lakh Bengaluru property owners.

A-Khata is what you want. It is the legitimate BBMP property record. B-Khata means your property is listed as irregular  built on revenue land, in a layout without full BBMP approval, or with pending documentation.

B-Khata properties face real-world problems. Banks hesitate to offer home loans against them. Resale is harder. Registration can get complicated.

The existing conversion fee is 5% of the guidance value. Under Bhoo Guarantee, those who complete the process within 100 days will pay only 2%  a 60% concession.

Let's put numbers to that:

That is a saving of ₹3 lakh on a ₹1 crore property. The 100-day window will not return.

Those who miss the deadline will have to pay the original 5% fee. No extensions have been announced.

The 'Nanna Khata, Nanna Hakku' camps at 50 locations will assist B-Khata holders with application submission. You can also apply through eaasthi.karnataka.gov.in.

Also Read: How to Convert B Khata into A Khata Online/Offline in Karnataka.

What Is the Building Violation Relaxation?

From 5% to 15%  With a Penalty, but Also an OC

This one matters if your building has minor construction deviations.

Across Bengaluru, thousands of properties were built with small departures from sanctioned plans. A slightly reduced setback. A marginal FAR overrun. An extra half floor. The earlier law allowed only a 5% deviation before penalties kicked in.

Shivakumar has increased this permissible limit to 15%, covering deviations in height, floor area ratio (FAR), and setback rules, with Occupancy Certificates to be issued after collection of penalties.

What this means in practice:

• Deviations up to 15% in height, FAR, or setback can now be regularised

• An OC will be issued after the penalty is paid

• Deviations beyond 15% are still not covered

• Shivakumar clarified this does not legalise large-scale illegal constructions, it is intended to give relief to small property owners who violated norms due to space constraints

Why does an OC matter right now?

Because the Supreme Court has directed that water and electricity connections cannot be given to buildings without OCs. If your property lacks one, BESCOM and BWSSB supply are at legal risk.

Getting that OC is no longer just a paperwork formality. It is an infrastructure survival issue.

"Many of our clients in older Bengaluru neighbourhoods  Jayanagar, Malleswaram, Rajajinagar  have minor setback violations from construction done 15 to 20 years ago. This relaxation gives them a real, practical path to get an OC without demolishing what they have built."  Senior Property Compliance Specialist, Vault Proptech

The Cabinet is expected to formally take a decision on this shortly. Watch for the official notification before filing.

Also Read: What is Occupancy Certificate (OC) and How to get OC in Karnataka?

What Is the One-Time Settlement for Irregular Layouts?

OTS Opens June 15  Early Birds Get 50% Off

This scheme covers properties in BDA-approved but technically irregular layouts  layouts that have some form of sanctioned status but carry planning violations.

The OTS scheme opens from June 15, 2026, allowing property owners to apply for regularisation over a three-month period. Applicants who file within the initial three months will receive a 50% concession on regularisation charges.

Here is the full timeline:

Apply in the first three months. The 50% concession disappears after that.

Shivakumar warned that if property owners do not use this opportunity, legal action will have to be initiated. BDA has already taken possession of properties worth ₹2,000 crore in irregular layouts.

This is not a mild advisory. It is a deadline with teeth.

Also Read: How to Apply for BDA Khata in Bangalore.

What About Shivaram Karanth Layout and BDA Apartments?

Two More Announcements Worth Knowing

1.) Shivaram Karanth Layout  18,000 Sites from May 15

The government will begin distributing 18,000 sites to landowners under the Shivaram Karanth Layout project from May 15, following legal clearances. Delays were caused by ownership disputes involving 3,052 landowners who contributed land but had not received allotments.

If you or a family member surrendered land for this project, check your allotment status at bdabangalore.org immediately.

2.) BDA Apartments in Whitefield  1,900 Units

As part of BDA's 50th anniversary, the government will begin allotment of 1,900 BDA housing units in Whitefield. Pricing and application procedures are expected to be announced at bdabangalore.org.

What Does Bhoo Guarantee Fix  and What Doesn't It Cover?

An Honest Assessment

This scheme is significant. But it is not a solution for every property problem in Bengaluru.

A scheme this large will take time to reach every ward in Bengaluru. The deadlines, however, will not wait for implementation to catch up.

If your property has complications, such as a disputed title, court cases, or missing original documents, get a compliance check done before applying under any of these windows.

What Should You Do Now?

Your Action Checklist  Don't Miss the Deadlines

Step-by-step for B-Khata holders:

1. Confirm your B-Khata status at eaasthi.karnataka.gov.in

2. Check your property's guidance value at kaveri2.karnataka.gov.in

3. Calculate your conversion fee at 2% of that guidance value

4. Visit the nearest 'Nanna Khata, Nanna Hakku' camp  every Saturday from May 16 at 50 locations

5. Submit your application with all documents

6. Complete payment before the 100-day window closes

Documents you will need:

• Encumbrance Certificate (EC) from Kaveri Online Services

• Original sale deed or title document

• BBMP property tax receipts (latest)

• Aadhaar card

• Recent passport-size photograph\

Bhoo Guarantee Deadlines Are Running: Vault Proptech Handles It All

Whether it is converting your B-Khata before the 100-day window closes, downloading your e-Khata at the Nanna Khata Nanna Hakku camp, filing under the One-Time Settlement scheme, or simply figuring out which deadline applies to your property, Vault Proptech is your complete property compliance partner in Bengaluru.

• B-Khata to A-Khata conversion, documents, betterment charges, ARO follow-up, fee payment within 100 days

• e-Khata download, verification, Aadhaar KYC update, and error correction

• Khata transfer after property purchase or inheritance

• Building violation OC regularisation, deviation assessment, penalty calculation, filing support

• One-Time Settlement scheme for irregular layouts, application, scrutiny follow-up, payment coordination

• Encumbrance Certificate (EC) and property document due diligence before any filing

• Property tax payment across all 5 GBA corporations, BDA, and Gram Panchayat

• NRI property management, remote compliance, every deadline met, no India visit required

• Civic grievance escalation via BBMP, GBA Helpdesk, and Sakala when the system stalls

Need Help? Talk to Vault Property Lawyer to get more Clarity and Stress free Property Documentation in Bangalore.