Converting B Khata to E-Khata in Bangalore: Your Step-by-Step Guide

Owning a property with a B Khata in Bangalore can feel like holding a ticket to a show that’s not quite sold out, you’re in, but there’s a catch. 

It lets you pay taxes, but selling, getting a loan or even securing a water connection can be a hassle. The solution? Upgrade your B Khata to an A Khata and convert it to a digital E-Khata, giving your property the legal shine it deserves. 

Think of it as turning a rough draft into a polished masterpiece. Brought to you by ezyLegal, this guide walks you through the process, shares practical tips to avoid middlemen and answers your burning questions to make the journey smooth.

What Is a B Khata and Why Convert to E-Khata?

A B Khata is a temporary document issued by the Bruhat Bengaluru Mahanagara Palike (BBMP) for properties that don’t fully meet regulations. 

Maybe your building lacks an approved plan or the land wasn’t converted for non-agricultural use. While it allows you to pay property taxes, it limits access to loans, sales or utilities like BESCOM electricity or BWSSB water connections.

An E-Khata is the digital version of your property record, mandatory for all Bangalore properties via the E-Aasthi portal. Converting your B Khata to E-Khata, usually by upgrading to A Khata first, offers big benefits:

• Legal Security: Proves your property’s compliance, reducing disputes.
• Smooth Transactions: Makes selling, transferring or getting loans easier.
• Online Tax Payments: Simplifies tax management with digital records.
• Fraud Protection: Cuts down on scams by eliminating paper-based fraud.
• Higher Property Value: Compliant properties with E-Khata attract better buyers.

Since October 1, 2024, E-Khata is required for all property transactions, so converting your B Khata is essential to stay legal and boost your property’s worth.

Why B Khata Conversion Is a Bit Tricky

Unlike A Khata properties, which are already compliant, B Khata properties often have issues like unpaid taxes, unapproved layouts or missing land conversion documents. 

Upgrading to A Khata involves paying betterment charges and passing BBMP inspections, which can feel like navigating a Bangalore traffic jam. But with the right steps, you can handle it yourself and avoid costly brokers. Let’s break it down.

People Also Read: How to Get e-Khata for NRIs in Bangalore

Step-by-Step Process to Convert B Khata to E-Khata

Converting a B Khata to E-Khata typically requires upgrading to A Khata first, as E-Khata is tied to compliant properties. Here’s how to do it, with both online and offline options:

1. Check Your Property’s Compliance
   Your property must meet BBMP rules:
   • Be in an approved zoning area per the city’s master plan.
   • Follow building bylaws (e.g., proper setbacks, floor area ratio).
   • Have land converted from agricultural to non-agricultural use (if applicable).
   • Clear all pending property taxes and municipal dues.
     Use your Property Identification Number (PID) to check status on the E-Aasthi portal or visit a BBMP ward office.
2. Pay Betterment Charges
   These fees, typically 0.5% to 1.5% of your land’s market value, cover infrastructure improvements. Check the exact amount on the E-Aasthi portal or at a BBMP office. Pay online via the portal’s secure gateway or in person at the counter.
3. Gather Required Documents
   You’ll need:
   • Sale deed
   • Latest property tax receipts
   • Encumbrance Certificate (Form 15, non-encumbrance proof)
   • Title deed
   • Approved building plan or Occupancy Certificate
   • Betterment fee receipt
   • Land use conversion proof (if applicable)
   • Identity proof (Aadhaar, PAN or voter ID)
   • BESCOM and BWSSB bills
4. Apply for A Khata
   • Online: Visit the E-Aasthi portal or Seva Sindhu. Select “B Khata to A Khata Conversion,” enter your PID, upload documents and pay the conversion fee (2% of stamp duty, around Rs. 2,000-5,000).
   • Offline: Submit documents at a BBMP ward office or Bangalore One center. The Assistant Revenue Officer (ARO) will guide you. Offline is often faster for complex cases, as you can clarify issues directly.
5. BBMP Verification
   BBMP officials will inspect your property and verify documents. This takes 30-45 days, depending on compliance issues like zoning or structural violations. Address any objections (e.g., missing approvals) promptly.
6. Receive A Khata
   Once approved, you’ll get an A Khata certificate, confirming your property’s compliance. Check it on the E-Aasthi portal or collect it from the BBMP office.
7. Apply for E-Khata
   • Online: On the E-Aasthi portal, select “New E-Khata” or “Manual Khata to E-Khata.” Enter your A Khata number, upload documents (same riti as above), pay Rs. 125 (E-Khata fee) plus Rs. 45 service charge and e-sign with Aadhaar OTP. Track progress via Sakala using your acknowledgment number. Processing takes 15-30 days.
   • Offline: Visit a Bangalore One center with documents. Staff will upload them for you, adding Rs. 5 per page for scanning. This is ideal if you’re not tech-savvy or face portal issues.
8. Download E-Khata
   Once approved, download your E-Khata certificate from the E-Aasthi portal or collect it from a BBMP office.

Pro Tip: Offline applications at Bangalore One centers or BBMP offices are often quicker for B Khata conversions, as you can resolve compliance issues on the spot with the ARO.

People Also Read: How to Apply for E-Khata in Bangalore

Legal Implications and Special Cases

Converting your B Khata to E-Khata has significant legal weight:

• Mandatory for Transactions: E-Khata is required for property sales, transfers or registrations. Without it, you could face delays or legal blocks.
• Loan Eligibility: B Khata properties struggle to secure loans, but converting to A Khata and E-Khata opens doors with banks and NBFCs.
• Disputed Properties: Resolve any legal disputes (e.g., ownership conflicts) before applying, as BBMP rejects applications with pending litigation.
• Inherited Properties: Provide a legal heir certificate, will or death certificate for mutation, then follow the conversion process.
• NRIs: Apply online with Aadhaar or use a Power of Attorney (POA) to authorize a local representative. ezyLegal can assist with POA drafting.

For tricky cases like unapproved layouts or inheritance disputes, professional help from ezyLegal can save time and ensure compliance.

Practical Tips for a Smooth Conversion

Here’s how to breeze through the process without relying on brokers:

• Create a Checklist: Use the document list above and keep scanned copies ready in PDF format (under 2MB each).
• Verify Details: Ensure your PID, owner name and property address match across all documents to avoid rejections.
• Skip Middlemen: Use official channels like the E-Aasthi portal or Bangalore One to save money and avoid scams.
• Go Offline for Speed: If the portal crashes or you’re unsure, visit a BBMP office or Bangalore One center for hands-on help.
• Track Progress: Check your application status weekly on Sakala using your acknowledgment number.
• Fix Rejections Fast: If your application is rejected, review the reason on the portal, correct issues (e.g., missing land conversion proof) and reapply.
• Contact Support: For issues, call the BBMP helpline at 9480683695 or email bbmpekhata@gmail.com.

Document Checklist:

• Sale deed
• Latest tax receipts
• Encumbrance Certificate
• Title deed
• Approved building plan or Occupancy Certificate
• Betterment fee receipt
• Land use conversion proof
• Identity proof (Aadhaar, PAN, voter ID)
• BESCOM and BWSSB bills

Common Challenges and How to Tackle Them

• Portal Glitches: If the E-Aasthi portal shows errors like “Draft Khata not found,” visit a Bangalore One center for assisted uploads.
• Document Rejections: Ensure scans are clear and in the correct format (PDF, under 2MB). Match names and PIDs across documents.
• Measurement Errors: Use square meters for property dimensions (convert from sq. ft.: 1 sq. ft. = 0.0929 sq. m.) to avoid mismatches.
• Language Barriers: The portal supports English and Kannada. If Kannada is a challenge, seek help at BBMP offices or from ezyLegal for English guidance.

Get Your E-Khata Without the Headache

Converting your B Khata to E-Khata might feel like a trek, but it’s worth it for a legally secure property that’s ready for sale, loans or future plans. 

Stick to official channels like the E-Aasthi portal or Bangalore One centers and you’ll save time and money. 

If compliance issues or paperwork feel overwhelming, ezyLegal is here to guide you through the maze with expert support. 

FAQs on B Khata to E-Khata Conversion

Q1. What is a B Khata and how is it different from E-Khata?

Ans1. A B Khata is a temporary document for non-compliant properties, allowing tax payments but limiting transactions. E-Khata is a digital record for compliant properties, mandatory for all BBMP transactions.

Q2. Can I convert B Khata to E-Khata directly?

Ans2. No, you usually need to upgrade to A Khata first by ensuring compliance and paying betterment charges, then apply for E-Khata.

Q3. How much does B Khata to E-Khata conversion cost?

Ans3. Betterment charges are 0.5% to 1.5% of land value, A Khata conversion is ~2% of stamp duty (Rs. 2,000–5,000) and E-Khata fees are Rs. 125 plus Rs. 45 service charge and Rs. 5 per page for scanning.

Q4. How long does the process take?

Ans4. B Khata to A Khata takes 30–45 days due to inspections. A Khata to E-Khata takes 15–30 days.

Q5. Can I apply offline for B Khata to E-Khata?

Ans5. Yes, visit a Bangalore One center or BBMP ward office with documents for assisted submission.

Q6. What if my property isn’t listed on the E-Aasthi portal?

Ans6. Visit the BBMP office with your sale deed and tax receipts to get a PID assigned, then apply.

Q7. Can NRIs convert B Khata to E-Khata?

Ans7. Yes, apply online with Aadhaar or authorize a local representative via a POA. ezyLegal can help with POA.

Q8. What happens if I don’t get an E-Khata?

Ans8. You can’t sell, transfer or register your property and you may face penalties or legal issues.

Q9. Can I get a loan with a B Khata property?

Ans9. It’s tough, but some banks or NBFCs may approve. Converting to A Khata and E-Khata boosts loan chances.

Q10. Why was my application rejected?

Ans10. Common reasons include incomplete documents, unpaid taxes or zoning violations. Check the rejection reason on the E-Aasthi portal and fix it.

Q11. How do I handle inherited B Khata properties?

Ans11. Provide a legal heir certificate or will, mutate the property in your name, then follow the B Khata to A Khata and E-Khata process.

Q12. What if my property has no land conversion proof?

Ans12. Apply for conversion at the Deputy Commissioner’s office, then proceed with A Khata and E-Khata applications.

Q13. Can Gram Panchayat Khata be converted to E-Khata?

Ans13. First, transfer it to BBMP jurisdiction with land conversion proof, then upgrade to A Khata and apply for E-Khata.