In Karnataka, Khata is a crucial document issued by local municipal authorities that certifies the ownership and legal status of a property. It includes essential details such as the owner’s name, property size, location, tax status, and more.
In Bangalore and other urban areas, the Khata system helps streamline property records and uphold civic regulations. However, when it comes to rural areas governed by the Grama Panchayat, understanding the difference between 11A and 11B Khata becomes especially important.
Form 11A and 11B are two specific types of Khata used in rural Karnataka. Knowing the difference between 11A and 11B Khata is vital for property owners and buyers to avoid legal issues and ensure clear, compliant property transactions.
Introduction of Khata in Karnataka
The term Khata is a documentation of the property and property ownership. It is an account maintained by municipal and Panchayat authorities. As said, in Karnataka, Khata is certified based on property complaints with legal and regulatory norms.
There are various types of Khata available with different sections. 11A Khata and 11B Khata are specific to properties under the section of the Grama Panchayat. They are linked with the rural area properties and their ownership.
Form 11A and 11 B classification impact the properties legal status, eligibility for loan, access to municipal services and any more.
What is 11A Khata?
11 A Khata is issued for property that has received full approval from the legal municipal authorities. It is issued by the Gram Panchayat that has been legally converted from agriculture to non-agriculture, in compliance with all the necessary approvals.
Such properties comply with zoning laws and building regulations, making them eligible for various municipal services, including building permits, trade licenses, and utility connections.
The issuance of Form 11A signifies that the property is recorded in the official register, and all property taxes are fully assessed and collected.
11A Khata is the gold standard for properties in Karnataka, issued when:
- Construction follows BBMP-approved plans.
- All property taxes are cleared.
- No legal disputes or violations exist.
Benefits:
- Enables home loans & property sales.
- Required for building permits & OC.
- Higher resale value (10–15% premium).
Common for:
- BDA-approved layouts.
- Properties with full documentation.
What is 11B Khata?
11B Khata is an interim or temporary record issued for property that has not received full legal approval. Such properties have not undergone the legal conversion process from agriculture to non-agriculture. It lacks the necessary approval from planning authorities. Such properties are open, considered unauthorised or illegal constructions.
Owners of 11B Khata properties face limitations and are not eligible for building permits, trade licenses, or municipal services. To get full authority, it is important to convert your 11B Khata to 11A Khata.
11B Khata is a temporary record for properties with:
- Unauthorised construction.
- Pending tax payments.
- Missing approvals (OC, plan sanctions).
Limitations:
- Banks reject loans against B Khata.
- Cannot legally sell without conversion.
- Higher risk of BBMP penalties.
Who Has It?
- Properties in unauthorised layouts.
- Older buildings without updated papers.
Also Read: E-Khata and Its Benefits to Property Owners
Key Differences Between 11A and 11B Khata
Here is the difference between 11a vs 11b khata-
| Feature | 11A Khata | 11B Khata |
| Legal Status | Legally recognised with all necessary approvals | Not legally recognised; lacks necessary approvals |
| Land Use | Converted from agricultural to non-agricultural use | Remains as agricultural land or unauthorised construction |
| Compliance | Complies with zoning laws and building regulations | Does not comply with zoning laws and building regulations |
| Municipal Services | Eligible for building permits, trade licenses, and utilities | Not eligible for municipal services |
| Loan Eligibility | Eligible for loans from financial institutions | Not eligible for loans |
| Property Tax Assessment | Assessed and collected officially | May be collected, but does not confer legal compliance |
| Risk of Legal Action | Low risk; property is legally compliant | High risk; property may face legal disputes or demolition orders |
| Market Value | Higher market value due to legal compliance | Lower market value due to legal ambiguities |
Can You Convert 11B Khata to 11A or e-Khata?
Yes, you can convert 11B Khata to 11A Khata or e Khata in Karnataka, if the property meets all legal and compliance requirements. The conversion process is designed to regulate property authority. After conversion, it fulfills the lack of legal approval and makes them eligible for municipal services, loan and higher market value.
The conversion process involves obtaining necessary approval, ensuring compliance with zoning regulations and paying applicable fees for conversion. You have to submit an application, provide necessary documents, and pay an applicable conversion fee. In addition, make sure the property complaints with zoning and building regulations.
Once the conversion is approved by the local municipal authority, like Gram Panchayat. The properties granted 11A Khata to 2-Khata status and will be fully recognised by the legal authorities.
For better conversion, it is good to consult with legal authorities or legal experts. Because they know about all the required procedures and requirements.
How to Convert 11B Khata to 11A?
If you want to convert your 11B Khata to 11A, you need to follow these steps-
- Check Eligibility: At first, make sure that your property is eligible to apply for it. Moreover, make sure it does not have any outstanding legal or tax issues
- Application Submission: You need to apply for the local Gram Panchayat that you want to convert your 11B Khata to 11A Khata.
- Documentation with Application: You have to submit the required documents like existing 11B Khata, sale deed, tax receipt, approval building plan, DC conversion certificate, encumbrance certificate, and all the relevant documents.
- Land conversion: Get a land conversion certificate from the revenue department. It approved the change from agriculture to non-agricultural use.
- Complaint verification: It is important to make sure that the property is in compliance with the zoning laws and building regulation.
- Fee payment: For the conversion, you have to pay applicable conversion fees as well as any outstanding property tax, if any.
- Inspection: The Panchayat will conduct a site inspection to verify the property, if needed.
- Issuance of 11A khata: Once verification is done, the Panchayat will issue the 11A Khata certificate
Also Read: How to Change BBMP B Khata to A Khata – Complete Process Explained
FAQs on 11A and 11B Khata
Is it safe to buy a property with 11B Khata?
Buying a property with 11B Khata leads to a legal risk. Such assets lack the required approval and can withstand legal disputes or demolitions. It is advisable to take precautions and consult legal experts before making a decision.
Can I get a loan for a property with 11B Khata?
Generally, financial institutions do not provide loans for assets with an 11B Khata due to their unclear legal status.
What is the importance of converting 11B Khata to 11A?
11A Khata converts validity to property, which makes it eligible for municipal services, loans, and increases its market value.
How much time does the conversion process take?
The duration varies depending on the property’s compliance with the property and the efficiency of the local authorities. This can range from a few weeks to several months.
Does the conversion involve any punishment?
Yes, punishment may be applied to unauthorised constructions or non-transportation during the conversion process.
Can I sell a property with 11B Khata?
Although it is possible, selling such assets can be challenging due to legal ambiguities and low buyer interest.
Sangeetha Mahesh Author
Sangeetha Mahesh is the founder of SriMas Associate, a company that helps people with licenses, insurance, and managing properties. She has studied many subjects like B.Com, MA, and LLB, and has over 15 years of experience in helping businesses and individuals with complicated rules and managing their assets. Sangeetha's work is focused on providing solutions that are good for her clients, and she works hard to give the best service. On her blog, she shares helpful tips and advice about licenses, insurance, and property management, so that her readers can make smart choices.
