In a significant development for Bengaluru's real estate landscape, owners of apartments currently holding B-khata documents have been offered a clear, albeit digital, pathway to secure the coveted A-khata. The Karnataka government has clarified that flats within officially approved complexes are eligible for this conversion, but with one non-negotiable prerequisite: they must first be onboarded onto the state's e-khata system.
The Two-Step Digital Pathway to A-Khata
Officials have outlined a mandatory two-step process for apartment dwellers seeking A-khata. The first and foundational step requires each individual flat owner to obtain an e-khata. This is done by uploading ownership documents and property tax records onto a designated online portal. Only after the issuance of the e-khata can an owner proceed to the second step: submitting a formal application for A-khata conversion.
Authorities have stressed that applications must be made individually, even for units within the same apartment building. This move is an extension of a similar regularisation scheme launched in October for individual B-khata site owners.
Eligibility Criteria and Penalty Structure
The revised framework allows for the issuance of A-khata to apartments built in approved layouts and sanctioned buildings, even if they violate certain provisions of the 1961 municipal law. However, this regularisation comes with financial penalties. The eligibility conditions set by the government are strict:
- Full payment of property tax for the current financial year.
- The apartment must have a sanctioned building plan.
- The land on which the complex stands must already have a B-khata.
Penalties for deviations will be calculated based on the extent of violations. These charges can range from a modest 5% of the property's guidance value to a steep 50% in cases of significant construction beyond the approved plan. The rules, initially applicable only in the Greater Bengaluru Area, will now be enforced across all urban local bodies in the city.
Resident Reaction and Implementation Challenges
While residents have welcomed the long-awaited clarity, a sense of cautious optimism prevails. "For years we have been dutifully paying taxes but were denied A-khata because we were classified as B-khata apartments. If the e-khata is the final bridge we must cross, we will comply, but the penalty structure is still unclear," shared Suresh R, an apartment owner from Whitefield.
Another concern, voiced by a resident from Yelahanka, is the ambiguity surrounding how deviations in the common building structure will be assessed and the resulting penalties apportioned among individual flat owners.
Defending the mandatory digital step, the Greater Bengaluru Authority stated that digitisation through e-khata is essential to verify ownership conclusively and prevent any potential misuse. Munish Moudgil, Special Commissioner (Revenue), emphasised that the e-khata will serve as the base record for all future transactions.
With Bengaluru estimated to have a staggering 7.5 lakh B-khata properties, of which only about 2.6 lakh have converted to e-khata so far, experts point out a major hurdle. They warn that while the new policy provides a clearer route for apartment owners, the actual pace of relief will be dictated by the speed and efficiency of e-khata issuance by the authorities. The promise of A-khata, therefore, hinges on the success of its digital predecessor.
