Summary: This blog explains how the reforms simplify land conversion, clarify kharab land ownership, and introduce digital and procedural transparency. By balancing development with protection of agricultural and public lands, the Amendment modernises Karnataka’s land administration system. This blog provides an overview of how these changes might reduce red tape, prevent misuse, and promote sustainable growth, making it a crucial step towards efficient, transparent, and technology driven land management in the state.
Introduction
The Karnataka Land Revenue Rules Amendment, 2025 (“Amendment”), brings much-needed clarity and modernisation to land governance in the state.[1] This article focuses on land conversion reforms, classification of kharab land and the technological developments introduced by the Amendment. Effective since September 2025, this amendment walks the fine line between encouraging technological development and protecting Karnataka’s agricultural and public lands.
Land Conversion Reforms
The Amendment streamlines the land conversion process under Section 95 of the Karnataka Land Revenue Act, 1964.[2] One of the most significant changes in the Amendment is the need for all conversion applications to include a notarised affidavit in the prescribed formats, i.e., Forms 21B and 21C, along with other documents, including record of rights, tenancy and crops(“RTC Extracts”), mutation register extracts, pre-conversion sketches, khata certificates (only for lands under the local bodies), and the relevant master plan extracts. This ensures that applications are complete and genuine. It also reduces chances of any frivolous or fraudulent submissions.
For lands that are within the approved master plan zones and conform to the zonal classifications, there is no need to wait for the Deputy Commissioner’s (DC) prior permission. Instead, the planning authority verifies the details, collects fees, and issues digitally signed conversion certificates, significantly speeding up the approvals and reducing the delays caused by government red tape.
However, lands outside these master plan zones are subject to rigorous scrutiny by the DC, who will verify and decide within 15 days. The amendment introduces a “deemed approval” if the DC does not act within 30 days, encouraging efficiency in the system. Further, (i) small industries of up to two acres and (ii) renewable energy projects have the benefit of automatic conversions without the DC’s approval, thereby facilitating greater investments and opportunities with reduced delays.
In Staney Herald D’Souza v. State of Karnataka, the Karnataka High Court upheld the discretionary power of the DC to refuse land conversion applications that contravene existing laws.[3] This case reinforced the DC’s role in balancing development with agricultural land protection.
Penalties for misuse include (i) cancellation of conversions, (ii) forfeiture of fees, (iii) confiscation of land, and (iv) fines up to ₹1 lakh plus ₹2,500 per day for continued violations, with the same being recorded as an encumbrance on the land’s RTC Extracts, as provided under rule 106F of the Amendment and potential criminal prosecution under the Bharatiya Nyaya Sanhita, 2023.[4][5]
Clarification of kharab land ownership
A key highlight is the clear classification and ownership rules for kharab land. ‘A’ kharab land includes rocky or sandy patches, farm buildings, and threshing floors, belonging to the landholder, upon explicit government grant or confirmation. Without this, it remains a state property. ‘B’ kharab land pertains strictly to lands reserved for public use, such as roads, tanks, and grazing lands and is always state-owned, regardless of location within the survey boundaries, thus, preventing illegal claims on the public purpose lands.
Procedural and Digital Upgrades
The Amendment’s modernisation extends beyond substantive reforms to procedural improvements. The amendment brings revenue courts in line with civil courts by mandating Vakalatnama (legal representation filings). Also, it introduces digitisation of land records by providing online application filings and allowing digital signatures on certificates, electronic RTC Extracts with QR codes for verification, making land administration faster and transparent.
A 10-member committee chaired by the Revenue Commissioner will conduct regular reviews of land rates, classifications, water usage fees, and penalties to ensure that policies remain aligned with the changing realities. DCs and Tahsildars have been given more powers for swift eviction of any unauthorised encroachments to protect government or public lands.
Balancing Progress and Protection
The Amendment brings a transformative reform that blends developmental progress with agricultural and public land protection. Through streamlined conversion procedures, clear kharab land classification, and robust digital infrastructure, the Amendment eliminates bureaucratic delays whilst preventing encroachments and fraudulent claims. The introduction of deemed approvals, automatic conversions for strategic sectors, and stringent penalties shows a balanced approach to modernisation. With its emphasis on transparency, efficiency, and adaptive governance through periodic reviews, this Amendment provides a progressive framework for sustainable land administration.
For further information, please contact:
Harsha Sudhindra, Partner, Cyril Amarchand Mangaldas
harsha.sudhindra@cyrilshroff.com
[1] Karnataka Land Revenue (Amendment) Rules, 2025, Government of Karnataka, Notification No. RD-LGP/6/2025 (E-1649730), dated Sept. 17, 2025, published in the Karnataka Gazette, Part IVA (India)
[2] Karnataka Land Revenue Act, 1964, § 95, Government of Karnataka.
[3] Staney Herald D’Souza v. State of Karnataka, Writ Petition No. 53619 of 2016 (Dec. 19, 2024).
[4] Karnataka Land Revenue (Amendment) Rules, 2025, Rule 106F, Government of Karnataka.
[5] Bharatiya Nyaya Sanhita, 2023, No. 45, Acts of Parliament, 2023 (India).
