DC Converted A-Khata: Meaning, Process and Cost
What does DC converted A-Khata mean, why is DC Conversion required before A-Khata, what documents, processes, fees, and what buyers must verify before purchase.
Quick Summary (TL; DR)
DC Conversion is the process by which agricultural land is officially reclassified for non-agricultural use, through an order issued by the Deputy Commissioner of the relevant district
DC conversion is generally mandatory before an A-Khata can be issued without conversion from agricultural to non-agricultural use; municipal authorities may not issue an A-Khata
Section 95 of the Karnataka Land Revenue Act, 1964, governs this conversion; agricultural land cannot be used for any non-agricultural purpose without prior written permission from the Deputy Commissioner
Land without DC conversion remains legally agricultural, even if buildings exist on it. Without conversion, an owner may still obtain only a B-Khata, which records the property for tax purposes but does not regularise the land-use violation
DC Conversion alone does not entitle a property to A-Khata layout approval, plot formation, and Khata application with the local body must follow before A-Khata is issued
What Does "DC Converted A Khata" Mean?
DC conversion is the process by which agricultural land is converted into land usable for residential, commercial, or industrial purposes in Karnataka. The word "DC" refers to the Deputy Commissioner, and the owner must apply to the DC of the specific district for approval to change land use from agricultural to non-agricultural.
"DC converted A-Khata" refers to an A-Khata obtained for a property where the underlying land has already gone through this conversion. It is the combination of two separate legal facts:
The land's classification has been changed from agricultural to non-agricultural by the Deputy Commissioner's order
The municipal authority has, following that order and subsequent compliance steps, issued an A-Khata recognising the property as fully compliant
Why Is DC Conversion Required Before A-Khata?
DC Conversion is required because agricultural land cannot legally be used for construction or sold for non-agricultural purposes without the Deputy Commissioner's written permission. Agricultural land in Karnataka carries specific legal protections, restrictions on who can purchase it, obligations on the landowner to cultivate it, and Karnataka Land Reforms Act provisions limiting transfer to non-agriculturists.
A property generally will not qualify for an A-Khata certificate unless DC conversion and other applicable requirements are fulfilled.
Constructing on agricultural land without DC Conversion is a violation of Section 95 of the Karnataka Land Revenue Act. The Deputy Commissioner can issue a notice, impose penalties, and order the demolition of any structure built without conversion
The property will not receive an Occupancy Certificate, cannot be registered through the Sub-Registrar's office as a residential property, and no bank will finance its purchase
Without DC conversion, the property may face difficulties in obtaining loans and the required building or trade licences. Any unauthorised construction may also attract notices, penalties, and, in appropriate cases, demolition proceedings under the applicable laws.
What Is the Difference Between DC Converted A-Khata and B-Khata?
DC conversion changes land use from agricultural to non-agricultural; e-Khata is a separate digital municipal record issued for tax and ownership tracking. Owning property in Bangalore requires both proper land-use approval and correct municipal records.
B-Khata is issued for properties that do not fully comply with land-use norms but are recorded for tax purposes
A-Khata is issued only when land use is legally converted and compliant
B-Khata allows tax payment and municipal record entry, but it does not regularise land-use violations
What Documents Are Required for DC Conversion?
The application must include the form prescribed under the Karnataka Land Revenue Rules for Section 95 conversion applications, a copy of the current RTC certified from the Bhoomi portal, a sketch or FMB (Field Measurement Book) map of the survey number from the Survey Department, an Encumbrance Certificate for a minimum of 13 years (30 years recommended), and the registered Sale Deed in the applicant's name confirming ownership.
Additional documents may be required depending on the location:
NOC from BWSSB for urban water supply areas, the Forest Department where adjacent to reserved forest, or the Highways Department where adjacent to a national or state highway
Mutation extracts and a declaration of intended use
Mutation of the property in the applicant's name first, where the original owner is deceased and the applicant is a legal heir, with proper succession documents
What Is the Process to Get DC Conversion?
Step 1: Application to the DC's office. The application is submitted through the Deputy Commissioner's office of the district in which the land is located.
Step 2: Field inspection and revenue report. Documents are verified by revenue authorities, and a field inspection may be conducted.
Step 3: DC's Order. This document specifies the permitted land use, the conversion fee paid, applicable conditions such as setbacks, Floor Area Ratio, and open space requirements, and in some cases a time-bound construction obligation.
Step 4: Conversion fee and betterment charges payment.
Step 5: Mutation and Khata update. After the DC order, revenue records are updated to reflect the new land use, and the property gets a Khata in the residential or applicable category.
For the online route: visit the official Bhoomi Online Portal, navigate to the Land Conversion section, register or log in, select the district, taluk, and village, enter the survey number, Khata number, and area, then upload the required documents.
How Much Does DC Conversion Cost?
Fees are not uniform and vary by district, area, and intended use:
Conversion fee typically ranges from ₹10 to ₹50 per sq metre, varying by district
For residential conversion in Bengaluru's rural districts, expect ₹50 to ₹200 per sq ft of converted area, plus applicable cess
Exemptions or concessions may be available for certain categories, and large parcels may attract additional environmental assessment fees
Fees should always be verified with the jurisdictional Deputy Commissioner's office before budgeting, as schedules are revised periodically.
How Long Does DC Conversion Take?
Typically, online land conversion takes 30 to 90 days, depending on verification and workload. Standard applications can take 3 to 12 months, extending up to 18 months in ecologically sensitive zones or where objections are raised.
This range should be treated as indicative; actual timelines depend on the district, completeness of documentation, and whether a site inspection or objection process is triggered.
What Happens After DC Conversion Is Granted?
DC Conversion is not, by itself, sufficient for A-Khata or for construction. The following steps must be followed:
Obtain layout approval from the competent planning authority, BBMP, BDA, or BMRDA
Get the individual plot formed under the approved layout
Obtain Khata from the local body
Apply for building plan sanction before any construction; construction without these approvals is illegal, even on DC-converted land
What Should Buyers Verify Before Purchasing a "DC Converted" Plot?
Ask to see the actual DC Conversion Order, not merely confirmation that an application has been filed. If a seller says conversion is "in process," the legal gap has not been closed
For plotted layouts, ask separately for the Layout Approval Order from BMRDA, BDA, or the relevant Local Planning Authority. Conversion alone is not sufficient for a multi-plot development
Check whether conversion has been granted for the entire layout or only a portion of it, since a specific plot may fall outside the converted boundary even within an otherwise converted development
Cross-check the DC order against the current RTC to confirm the converted classification is actually reflected in revenue records
Verify title, encumbrance records, and layout approvals independently. DC conversion reduces risk but does not replace full legal due diligence
DC Conversion and A-Khata Verification: Vault Proptech Assists
Vault Proptech verifies DC Conversion Orders, layout approval status, and A-Khata eligibility for property buyers in Bengaluru, and coordinates the conversion application process for landowners seeking to regularise agricultural land.
