Two Separate Regularization Tracks — Don’t Mix Them Up
If you own a B Khata property in Bangalore and are looking into regularization, the first thing to sort out is which of two entirely separate schemes actually applies to you, because they’re commonly confused and have very different current status:
- Layout/land-use regularization — for plots that came from a layout never formally approved by BDA, or land never properly converted from agricultural to non-agricultural use. This runs through the civic authority (now the Greater Bengaluru Authority / your local city corporation) as a betterment-charge-based conversion.
- Construction-deviation regularization (Akrama-Sakrama) — for buildings that were constructed but don’t match the sanctioned building plan (extra floors, setback violations, etc.). This is a separate scheme with its own legal history.
They are not interchangeable, and as of this writing, one is active and the other is not.
Akrama-Sakrama: Still Not Operational
Akrama-Sakrama was Karnataka’s attempt at a one-time regularization scheme for construction deviations, first notified years ago. It was partially implemented, then challenged and stayed by the Supreme Court, and property owners who were told their buildings would be regularized under it have, in many cases, been waiting since as far back as 2018. As of early-to-mid 2026, the scheme remains under legal and regulatory review rather than fully operational — there have been reports of a possible “Akrama-Sakrama 2.0” and of the Karnataka Assembly passing a bill aimed at regularizing illegal construction, but treat any such news as a development to verify, not a resolution to assume. If your B Khata issue is specifically a construction deviation, don’t plan around a specific timeline for this scheme — check its live status with a property lawyer or directly with GBA before making any financial decision that depends on it.
The Active Track: GBA’s B-to-A Khata Conversion (Layout/Land-Use Issues)
Separately from Akrama-Sakrama, there is a currently active conversion pathway for B Khata properties whose issue is layout approval or land-use conversion, not construction deviation. This is sometimes referred to in recent coverage as a “Bhu Guarantee” drive. Key points, as reported as of this writing:
- The betterment charge — the main fee for B-to-A conversion — is calculated as a percentage of the property’s guidance value (the government-set minimum value for the area, updated periodically).
- This percentage has been cut sharply in 2026 from a much higher earlier rate to a lower promotional rate, reportedly with a fixed deadline after which it reverts upward. Both the exact percentage and the deadline have been reported inconsistently across sources and have changed before — do not rely on any specific number in this article or elsewhere without confirming it directly with your city corporation’s khata office on the day you plan to apply.
- This scheme does not resolve construction-deviation problems — if your property has both a layout issue and an unsanctioned construction deviation, converting under this track addresses only the layout piece; the construction deviation would still need Akrama-Sakrama (currently stalled) or a separate regularization route.
- Not every B Khata property is eligible — plots in prohibited zones (e.g., certain buffer zones, government land) or layouts that never received any regularization approval at all may not qualify under either pathway.
How the Process Generally Works
- Confirm your B Khata reason. Get your khata extract and, if needed, ask the local revenue/khata office directly whether your property’s B status is a layout/land-use issue, a construction deviation, or both. This determines which track applies.
- Check eligibility. Confirm the property isn’t in a prohibited zone and that the layout has some path to regularization. A lawyer or the khata office can confirm this faster than guessing from online sources.
- Gather documents. Typically includes the sale deed, latest property tax receipts, an Encumbrance Certificate, identity proof, and the existing B Khata certificate/extract. Exact requirements vary by case and should be confirmed with your city corporation office.
- Pay the betterment charge calculated on the current guidance value and current percentage rate — confirm this figure at the office, in writing, before paying anything to anyone, including brokers or facilitators.
- Site verification. Officials may visit the property to confirm details match the application.
- Khata conversion and e-Khata issuance. Once approved, the record updates to A Khata, and you can then apply for or update your e-Khata to reflect the new status through the e-Aasthi portal.
Processing time has been reported anywhere from roughly 30 to 60 days depending on how clean the documentation is and current office backlogs — build in buffer time rather than planning around the fastest quoted estimate.
A Few Honest Notes
- Fee percentages and deadlines for the B-to-A conversion track have moved more than once in recent memory. Any specific number you read online, including in this article, should be treated as a starting point for a conversation with the khata office, not a fixed quote to plan a budget around.
- Be wary of anyone — broker, “facilitator,” or otherwise — who quotes you a fee meaningfully different from what the office itself states, or who asks for payment outside the official portal/office channel. The government fee should be paid directly, with a receipt.
- Since BBMP’s dissolution in September 2025, khata services are handled by one of five city corporations (North, South, East, West, Central) under the Greater Bengaluru Authority. Confirm which corporation your property falls under, since processes and contact points are being reorganized.
Frequently Asked Questions
Is Akrama-Sakrama currently accepting applications?
Not reliably, as of this writing — it has been under Supreme Court stay and legal review for an extended period. Verify current status before assuming you can apply.
What’s the difference between this and the general B-to-A conversion?
Akrama-Sakrama is specifically for construction deviations from sanctioned plans. The separate, currently active GBA conversion pathway is for layout-approval and land-use conversion issues. A property can need one, the other, or both.
How much does B-to-A conversion cost?
It’s calculated as a percentage of your property’s guidance value, and that percentage has changed in 2026 and carries a stated deadline in recent reports — confirm the current figure directly with your city corporation’s khata office rather than relying on any online quote, including this one.
Can I sell a B Khata property without converting it first?
Yes, legally you can sell it, but expect a smaller buyer pool, financing difficulty for the buyer, and typically a lower price than a comparable A Khata property.
This article reflects general information as of August 2026. Karnataka’s khata regularization rules, fees, and deadlines have changed multiple times in recent years and are subject to further change — always verify current status directly with your city corporation’s khata office or a property lawyer before making decisions or payments.
