Converting A and B Khata to E-Khata in Bangalore: A Simple Guide for Property Owners

If you own property in Bangalore, you’ve likely heard of A Khata, B Khata and the newer E-Khata. These terms can feel like navigating a maze, but don’t worry, I’m here to break it down for you. 

Imagine your property’s Khata as its official ID card, proving it’s legit and helping you pay taxes or sell it without a hitch. With Bangalore’s push toward digital records, converting your A or B Khata to an E-Khata is now a must. 

This guide walks you through the process, shares practical tips and answers common questions to make it as smooth as a Sunday morning dosa run.

What Are A, B and E-Khata?

Let’s start with the basics:

• A Khata: This is the gold standard for properties under the Bruhat Bengaluru Mahanagara Palike (BBMP). It means your property has all the right approvals, like a sanctioned building plan or land use conversion and you’re paying taxes on time. It’s your ticket to loans, construction permits and easy sales.
• B Khata: Think of this as a temporary pass for properties that don’t fully comply with BBMP rules, maybe due to missing approvals or being built on land not yet converted for non-agricultural use. You can still pay taxes, but selling or getting loans is trickier.
• E-Khata: This is the digital version of your Khata, stored online via the BBMP’s E-Aasthi portal. It’s mandatory for all properties in Bangalore to ensure transparency, reduce fraud and make transactions easier.

Converting to E-Khata is like upgrading your old paper ID to a digital one, it’s faster, more secure and future-proof. Whether you have an A or B Khata, here’s how to make the switch.

Why Convert to E-Khata?

Switching to E-Khata isn’t just a government mandate, it brings real benefits:

• Legal Clarity: It proves your property’s ownership and compliance, reducing disputes.
• Easier Transactions: Selling, transferring or getting loans becomes hassle-free.
• Tax Simplicity: Pay property taxes online without chasing paper receipts.
• Transparency: Digital records cut down on fraud and middlemen scams.
• Property Value Boost: Properties with E-Khata are more attractive to buyers, potentially increasing resale value.

For B Khata holders, converting to E-Khata often involves upgrading to A Khata first, which can unlock these benefits and make your property fully legal.

Step-by-Step Guide to Convert A or B Khata to E-Khata

For A Khata Holders

If you already have an A Khata, you’re halfway there. Here’s how to convert it to E-Khata:

1. Visit the E-Aasthi Portal: Head to the BBMP E-Aasthi portal or Seva Sindhu. Log in with your username, password or OTP.
2. Select E-Khata Application: Choose the option for “New E-Khata” or “Manual Khata to E-Khata Conversion.”
3. Enter Property Details: Input your property ID, owner details and location. Double-check your A Khata number and PID (Property Identification Number).
4. Upload Documents: Attach scanned copies of:
   • Sale deed
   • Latest property tax receipt
   • Encumbrance Certificate (Form 15)
   • Identity proof (Aadhaar, PAN or voter ID)
   • BESCOM bill
   • BWSSB bill (if applicable)
   • Approved building plan or Occupancy Certificate (if available)
5. Pay Fees: The fee is typically Rs. 125 for issuing the E-Khata, plus Rs. 45 service charge and Rs. 5 per page for scanning at Bangalore One centers if you need assistance. Pay online via the portal’s secure gateway.
6. Submit and Track: After e-signing with Aadhaar OTP, you’ll get an acknowledgment number. Use it to track your application on the portal or Sakala. Most applications are processed in 15-30 days, though complex cases may take longer.
7. Download E-Khata: Once approved, download your E-Khata certificate from the portal.

Offline Option: If online systems feel daunting, visit a Bangalore One center or BBMP ward office. Bring all documents and staff will upload them for you. This method is often faster for those less tech-savvy, as you get hands-on help and avoid portal glitches.

For B Khata Holders

Converting a B Khata to E-Khata usually requires upgrading to A Khata first, as E-Khata is tied to fully compliant properties. Here’s the process:

1. Ensure Compliance: Your property must meet BBMP regulations:
   • Be in an approved zoning area per the city’s master plan.
   • Follow building bylaws (e.g., setbacks, floor area ratio).
   • Have land converted from agricultural to non-agricultural use (if applicable).
   • Clear all pending property taxes and municipal dues.
2. Pay Betterment Charges: These fees, typically 0.5% to 1.5% of the land’s market value, cover infrastructure improvements. Visit the BBMP office or check the E-Aasthi portal for the exact amount and pay online or at the counter.
3. Gather Documents: You’ll need:
   • Sale deed
   • Latest tax receipts
   • Encumbrance Certificate
   • Title deed
   • Approved building plan or Occupancy Certificate
   • Betterment fee receipt
   • Proof of land use conversion (if applicable)
4. Apply for A Khata: Submit your application online via the BBMP E-Aasthi portal or offline at a BBMP ward office. Select “B Khata to A Khata Conversion.”
5. Verification Process: BBMP officials will inspect your property and verify documents. This may take 30-45 days, depending on compliance issues.
6. Receive A Khata: Once approved, you’ll get an A Khata certificate.
7. Convert to E-Khata: Follow the same steps as A Khata holders above to apply for E-Khata using your new A Khata number.

Offline Advantage: For B Khata conversions, visiting the BBMP office or Bangalore One center can be more efficient. You can clarify compliance issues directly with the Assistant Revenue Officer (ARO) and avoid delays from portal errors.

Legal Implications and Special Cases

Converting to E-Khata isn’t just about paperwork, it has legal weight:

• Mandatory for Transactions: Since October 1, 2024, E-Khata is required for property sales, transfers or registrations. Without it, your transaction could be stalled.
• Inheritance Cases: For inherited properties, you’ll need a legal heir certificate or will, plus the deceased owner’s death certificate and family tree. If the property is already mutated, you may only need to update the owner’s name.
• NRIs: Non-residents can apply online with Aadhaar or authorize a local representative with a Power of Attorney (POA). Ensure your documents are accessible globally via the BBMP portal.
• Disputed Properties: If your property has legal disputes, resolve them before applying, as BBMP rejects applications with pending litigation.

For complex cases, like inheritance or B Khata compliance issues, consulting a legal expert can save time. ezyLegal offers professional guidance to navigate these hurdles without stress.

Practical Tips for a Smooth Conversion

Here’s how to make the process as painless as possible:

• Organize Documents Early: Create a checklist (see below) and keep scanned copies ready to avoid last-minute scrambles.
• Double-Check Details: Ensure your property ID, PID and owner details match across all documents to prevent rejections.
• Avoid Middlemen: Stick to official channels like the BBMP E-Aasthi portal or Bangalore One centers to save money and avoid scams.
• Use Offline for Speed: If you’re not tech-savvy or face portal issues, offline applications at BBMP offices are often quicker and more reliable.
• Track Regularly: Use your Sakala or acknowledgment number to check application status weekly on the Sakala portal.
• Resolve Discrepancies Fast: If your application is rejected, check the reason on the portal, fix issues (e.g., missing documents) and reapply promptly.
• Contact the Helpline: For issues, call the BBMP helpline at 9480683695 or email bbmpekhata@gmail.com.

Checklist for E-Khata Application:

• Sale deed
• Latest property tax receipt
• Encumbrance Certificate
• Identity proof (Aadhaar, PAN, voter ID)
• BESCOM and BWSSB bills
• Approved building plan or Occupancy Certificate
• Betterment fee receipt (for B Khata)
• Land use conversion proof (if applicable)

Common Challenges and Solutions

• Portal Glitches: If the E-Aasthi portal crashes or shows errors (e.g., “Draft Khata not found”), visit a Bangalore One center for assisted uploads.
• Document Rejections: Ensure documents are clear, legible and match portal requirements (e.g., correct file format, size).
• Measurement Errors: Some users report issues with square feet vs. square meters. Double-check your sale deed and enter measurements in square meters, converting if needed (1 sq. ft. = 0.0929 sq. m.).
• Language Barriers: The portal is available in English and Kannada. If Kannada is a challenge, seek help at BBMP offices or from ezyLegal for English support.

FAQs on A and B Khata to E-Khata Conversion

Q1. What is the difference between A Khata, B Khata and E-Khata?

Ans1. A Khata is for fully compliant properties, B Khata is for non-compliant ones and E-Khata is the digital version of either, mandatory for all BBMP properties.

Q2. Is E-Khata the same as A Khata?

Ans2. No, E-Khata is a digital record that can represent either A or B Khata. A Khata signifies legal compliance, while E-Khata is the format of the record.

Q3. Can I convert B Khata to E-Khata directly?

Ans3. Usually, you must convert B Khata to A Khata first by ensuring compliance and paying betterment charges, then apply for E-Khata.

Q4. How much does it cost to convert to E-Khata?

Ans4. The E-Khata fee is Rs. 125, plus Rs. 45 service charge and Rs. 5 per page for scanning at Bangalore One. B Khata to A Khata conversion includes betterment charges (0.5% to 1.5% of land value) and a 2% transfer fee on stamp duty.

Q5. How long does the E-Khata process take?

Ans5. A Khata to E-Khata takes 15-30 days, while B Khata to A Khata conversion may take 30-45 days due to verification.

Q6. Can I apply for E-Khata offline?

Ans6. Yes, visit a Bangalore One center or BBMP ward office with your documents for assisted submission.

Q7. What if my property isn’t listed on the E-Aasthi portal?

Ans7. Visit the BBMP office with your sale deed and tax receipts to get a Property Identification Number (PID) assigned.

Q8. Can NRIs apply for E-Khata?

Ans8. Yes, NRIs can apply online with Aadhaar or authorize a local representative via a Power of Attorney. Contact ezyLegal for assistance.

Q9. What happens if I don’t convert to E-Khata?

Ans9. You won’t be able to sell, transfer or register your property and you may face legal complications or penalties.

Q10. Can I get a loan with a B Khata property?

Ans10. It’s difficult but possible with certain banks or NBFCs. Converting to A Khata and then an E-Khata improves loan eligibility.

Q11. What if my documents have discrepancies?

Ans11. Correct errors (e.g., name mismatches) at the sub-registrar’s office or BBMP before reapplying. A legal expert from ezyLegal can help.

Q12. How do I convert a Gram Panchayat Khata to E-Khata?

Ans12. First, transfer the Gram Panchayat Khata to BBMP jurisdiction with land conversion proof, then follow the B Khata to A Khata and E-Khata process.

Q13. Why was my E-Khata application rejected?

Ans13. Common reasons include incomplete documents, unpaid taxes or non-compliance with zoning laws. Check the rejection reason on the portal and fix it.

Ready to Convert Your Khata?

Converting your A or B Khata to E-Khata might seem like a chore, but it’s a small price to pay for peace of mind and a legally secure property. 

Whether you’re a tech-savvy homeowner or prefer the hands-on help of a BBMP office, the process is doable with the right documents and a bit of patience. 

Avoid the middlemen, follow the steps and you’ll have your E-Khata in no time. Need expert help for tricky cases? ezyLegal has your back with tailored solutions to make your property journey stress-free.