Karnataka govt clears ‘A-khata’ for B-khata properties in urban areas

Bengaluru: In a major relief to residents living in urban local body limits, the Karnataka government has approved the issuance of A-khata to properties currently holding B-khata, including sites, buildings, apartments and flats. The decision was cleared by the state cabinet, paving the way for regularisation of lakhs of unauthorised properties.

Under the new policy, properties located in unauthorised layouts formed without approval from competent planning authorities will be eligible for A-khata, on lines similar to the GBA model. This move aims to bring such properties into the formal tax net and provide legal clarity to owners who have been living in uncertainty for years.

Who will benefit:

Across urban local body limits in Karnataka, large tracts of land were developed in violation of the Karnataka Town and Country Planning (KTCP) Act, 1961. Unauthorised layouts were formed on converted and non-converted lands without layout approval, sites were sold through registered deeds, and buildings were constructed illegally. The cabinet decision offers a route to regularisation for such properties.

A-khata for nearly 10 lakh properties:

The government estimates that around 10 lakh properties fall under this category. To facilitate this, amendments have been introduced to the Karnataka Municipalities Act, 1964 and the Karnataka Municipal Corporations Act, 1976.

Properties located in unauthorised layouts formed prior to September 10, 2024, within urban local body limits, have been allowed to hold B-khata and are currently being maintained in a separate register while being brought under the property tax ambit. Eligible properties can now transition to A-khata after meeting prescribed conditions.

Conditions for vacant B-khata sites:

For vacant B-khata sites to qualify for A-khata:

• The site must have access to a public road. If access is through a private road, it must be declared a public road under relevant municipal provisions.
• If the land is not converted, conversion to non-agricultural use under Section 95 of the Karnataka Land Revenue Act, 1964 is mandatory. However, if the land falls within an approved master plan, district collector permission may not be required.
• After conversion, layout or single-plot approval must be obtained under Section 17 of the KTCP Act, following which A-khata can be issued.

Conditions for buildings constructed without licence:

• Mandatory access through a public road.
• Land conversion, if not already done, as per revenue laws.
• Post-conversion, approval under the KTCP Act for the plot or layout.
• If the building conforms to zoning regulations, building licence and occupancy certificate can be issued, enabling A-khata.
• If zoning rules are violated, B-khata will continue until violations are rectified.

Apartments and flats:

For apartments and flats:

• Land conversion is mandatory if not already completed.
• If the building meets municipal and planning norms, building licence can be issued and individual flats granted A-khata.
• Flats sold before September 10, 2024, that do not meet norms will continue under B-khata, with scope for A-khata upon compliance.

The cabinet decision is expected to bring long-awaited relief to property owners, improve transparency in urban governance, and significantly boost municipal revenues through formal taxation.

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