Under Dharani, land records could get marked “Prohibited” with little explanation and almost no local recourse — a Tahsildar had no real authority to fix it, and the case sat locked indefinitely. Between April and June 2025, the state ran village-level Revenue Sadassus specifically to clear this backlog, and the applications received during that window crossed 8.58 lakh — a real indication of how many records had been stuck.
Bhu Bharati (భూ భారతి) is Telangana’s replacement for Dharani, launched April 2025 by CM A. Revanth Reddy under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. It’s built by NIC rather than a private vendor, which was one of the specific complaints about Dharani’s data being held by TerraCIS. Dharani has been fully discontinued — bhubharati.telangana.gov.in is the only current portal.
What Actually Changed From Dharani
Dharani ran 33 separate modules that most people found genuinely confusing to navigate. Bhu Bharati consolidates this down to six: Information Services (no login, covers Pahani and prohibited-land checks), Registration Services, Mutation Services, RoR Correction, NALA Conversion, and Appeals. Authority also shifted — Tahsildars and MROs can now act on records locally rather than everything routing through the Collector, and disputes go through a structured appeal path (Tahsildar first, then RDO for anything valued under ₹5 lakh, District Collector for cases above that, and Revenue Tribunal or CCLA before any need to approach the High Court).
The other major addition is Bhudhaar — a unique 14-digit ID assigned per land parcel once GPS and drone mapping confirm its exact boundaries. Most properties currently carry a Temporary 11-digit version instead, assigned before that geo-referencing work is complete; it converts to the permanent 14-digit ID automatically once the drone survey and a local Revenue Sadassu confirm the boundaries. A temporary Bhudhaar isn’t a problem on its own, but it’s worth knowing that boundary disputes are somewhat more likely on land where the final survey hasn’t happened yet — relevant if you’re buying rather than just checking your own land.
Checking Pahani
On bhubharati.telangana.gov.in, “Information Services” leads to Land Records/Pahani, where District, Mandal, Village, and Survey or Khata Number bring up the record — no login required for this basic view. What comes back covers eleven fields: Pattadar name, Khata and survey number, area, land type, water source, cultivator details, any liabilities, and ownership history. For older CCLA-format searches or village survey maps specifically, those are covered in the site’s separate CCLA land records and village map guides.
If a survey number that should exist comes back “No Records Found,” it’s not automatically a sign the record was lost. During the transition, land parcels with overlapping claims or unresolved succession disputes were moved into something called “Part-B” status and deliberately hidden from public search to prevent them being transacted while still disputed. If that’s the situation, the Mandal Revenue Office is the place to go — MROs can now resolve Part-B cases through on-site verification rather than requiring a lengthy separate process.
Logging In and Registering
Login is only needed for the transactional services — mutation, RoR correction, registration, appeals. “Login” in the top right, “Citizen” (NRIs have a separate option using an international number or Aadhaar-linked email), “Sign Up” with name, mobile, and email, then OTP verification sets up the account.
Mutation After a Purchase, Inheritance, or Gift
Mutation Services, under login, asks first for the type — sale, inheritance, or gift/partition — then the Bhudhaar or survey number, followed by documents: the registered sale deed, previous Pahani, Aadhaar, and a death certificate specifically for inheritance cases. Submitting generates an application number, trackable later under Information Services → Mutation Status.
Fees here aren’t uniform — reports put correction or appeal fees around ₹1,000, while mutation itself runs somewhere between ₹100 and ₹2,500 per acre depending on land type, though these are exactly the kind of figures worth confirming on the portal directly at the time of applying, since the government has revised them before. Normal cases process in roughly 15-30 days; anything disputed goes to the RDO instead.
ROR 1-B and Pahani Aren’t the Same Document
This causes real confusion, so it’s worth being precise: ROR 1-B is the legal ownership certificate, maintained by the Mandal Revenue Office, and it’s what a property sale or a bank loan against the property actually needs. Pahani (Adangal) is the seasonal cultivation record from the Village Revenue Officer, and it’s what crop loans, KCC, and crop insurance are built around. Rythu Bandhu specifically requires the name to appear on ROR 1-B, not just Pahani — if a payment stopped and you’re not sure why, that distinction is usually where the problem is: a pending mutation, a “Prohibited” flag, or a survey number mismatch, all fixable through Mutation Services once identified.
Pattadar Passbook and Encumbrance Certificate
The Pattadar Passbook (the “Green Passbook”) downloads under Transactional Services → Passbook, using Survey or Bhudhaar Number and Aadhaar-based eKYC. If a name is missing from it, that traces back to a pending mutation or RoR correction rather than a passbook-specific issue — fixing the underlying record updates the passbook automatically.
Before buying land, two checks matter, and they’re not interchangeable. The Encumbrance Certificate (under Information Services → Encumbrance Details, checked across at least the last 30 years) shows any existing loan or legal claim. Separately, Section 22-A of the Registration Act covers land legally barred from sale entirely — government land, Waqf or endowment property, certain assigned lands — and it’s worth knowing that a property can occasionally show clean on one portal and flagged on IGRS, so checking both before finalizing a purchase is the safer route. Non-agricultural property (a flat or urban plot) uses IGRS’s own EC search rather than Bhu Bharati’s.
FAQ
Has Dharani actually been shut down? Yes, fully — bhubharati.telangana.gov.in is the only portal now, and Dharani records have generally carried over rather than being lost.
What is Bhudhaar? A 14-digit land parcel ID, permanent once GPS/drone survey confirms boundaries. Most properties currently hold the temporary 11-digit version while that survey work is still in progress in their area.
My survey number shows “No Records Found” even though the land exists — why? Either standard migration lag, or the record has been moved to Part-B status due to an unresolved dispute or overlapping claim — the MRO office can clarify which.
Why did my Rythu Bandhu payment stop? Almost always because the name isn’t correctly reflected on ROR 1-B — check for a pending mutation, a Prohibited flag, or a survey number mismatch, and file a correction through Mutation Services.
Why isn’t my OTP arriving during login? Waiting a few minutes and resending usually works; using the Aadhaar-linked mobile number specifically, or the “Login with Aadhaar” option, tends to be more reliable than a general mobile number.
Portal’s slow or won’t load — any fix? Early morning or after 9 PM tends to be less congested. And it’s worth confirming the URL is exactly bhubharati.telangana.gov.in — clone sites do show up in search results occasionally.
For related Telangana and neighboring-state land record systems, the site’s CCLA Telangana Land Records guide, Telangana Village Survey Maps guide, and IGRS Telangana guide cover adjacent parts of this system, and the separate AP Bhu Bharati guide is worth checking for anyone who also holds land across the border in Andhra Pradesh — it’s a similarly-named but entirely separate system.