🔍 Introduction: Why DC Conversion Matters More Than You Think
You found a beautiful site in Sarjapur.
The price is right. The location is perfect.
But when you ask the seller, “Is it DC converted?” — they hesitate.
You’re told: “This is revenue land, but you can build. Everyone is doing it.”
Stop right there.
Not understanding DC Conversion in Karnataka can lead you into illegal construction, loan rejections, and even property seizure.
In this blog post, we’ll explain what DC Conversion is, why it’s essential, the step-by-step process, and the legal implications if you skip it — with real cases and court decisions to back it up.
🧾 What Is DC Conversion?
DC Conversion means changing the legal status of land from agricultural use to non-agricultural use — like residential, commercial, or industrial.
In Karnataka, all land is classified as agricultural by default.
To use it for building a house, developing a layout, or setting up a shop, the landowner must apply for permission from the Deputy Commissioner (DC) of the concerned district.
This process is called “DC Conversion” under Section 95 of the Karnataka Land Revenue Act, 1964.
🛑 What Happens If Land Is Not DC Converted?
If you construct on non-converted land:
- The building is illegal
- You won’t get building plan approval from GBA/BDA
- Banks will reject your home loan
- You may face demolition notices or penalties
- Future buyers may refuse to buy your property
Even if someone has sold you land with a sale deed, if DC conversion is not done, the use of land is still illegal.
⚖️ Legal Framework: What the Law Says
Let’s look at the key laws and judgments that explain why DC Conversion is not optional:
1️⃣ Section 95 – Karnataka Land Revenue Act, 1964
This is the primary section governing DC Conversion. It says no agricultural land can be used for any non-agricultural purpose without prior permission from the Deputy Commissioner.
2️⃣ M.C. Mehta v. Union of India, (2004) 6 SCC 588
The Supreme Court held that land use cannot be changed arbitrarily and that unauthorised conversion or use is a violation of zoning and planning regulations.
3️⃣ Sri Hanumanthappa v. State of Karnataka, ILR 2005 KAR 1624
In this case, the Karnataka High Court ruled that construction on agricultural land without DC Conversion is unauthorised, and authorities can demolish the structure or withhold services like water and power.
4️⃣ T. Narasimhappa v. State of Karnataka, 2021
The court clarified that “mere payment of land tax or conversion fee is not enough”. The official DC Conversion Ordermust be obtained and recorded to use land legally.
🏗️ Common Mistake: “But There’s Already a House on the Land”
In many areas around Devanahalli, Yelahanka, and Kanakapura Road, houses are already built on revenue sites.
Buyers assume that if a house exists, DC conversion must be done.
Wrong.
Sometimes the house was built without permission. Even if electricity is connected or BBMP has assigned a number, the land may still be classified as agricultural in RTC and village records.
📑 Step-by-Step Process of DC Conversion in Karnataka
Here’s a simplified version of how it works:
| 🧾 Step | ⚙️ What Happens |
|---|---|
| 1. Application to DC Office | Submit request under Form 1 for conversion with documents like RTC, mutation, tax receipt, layout plan, etc. |
| 2. Verification by Tahsildar | Officials check land records, title history, and survey numbers for eligibility. |
| 3. No Objection Certificates (NOCs) | Required from departments like Forest, Pollution Control Board, and Town Planning Authority. |
| 4. Payment of Conversion Fee | Calculated based on area, use type (residential/commercial), and location. |
| 5. Issuance of Conversion Order | DC grants permission via an Official Memorandum (OM) which must be recorded in land records. |
| 6. Revenue Records Update | Post-conversion, the land use changes from agricultural to non-agricultural in RTC and other registers. |
📊 Sample Conversion Fee Table (Indicative Rates)
| 🏘️ Use Type | 💸 Conversion Fee (per sq.m) |
|---|---|
| Residential | ₹150 – ₹200 |
| Commercial | ₹300 – ₹500 |
| Industrial | ₹250 – ₹400 |
📝 Note: Rates vary based on the district, zone, and plot size. These are only approximate figures.
🧠 Real Case Example: Buyer Loses Investment Due to No DC Conversion
A retired teacher bought a site in Anekal near Electronic City for ₹42 lakhs.
The layout was shown as “approved,” and the seller gave a sale deed. But during verification, it was found that:
- The layout was not BDA approved
- The land had no DC Conversion
- The RTC still showed agricultural use
The teacher applied for a Khata but was denied by GBA.
He tried to sell the property two years later but no buyer or bank agreed because of the unconverted status. The value dropped by ₹12 lakhs.
🛡️ How to Check If a Site Is DC Converted
Here’s what to ask the seller or verify:
- ✅ Official DC Conversion Order (OM Copy) – Issued by the Deputy Commissioner
- ✅ Updated RTC showing land as converted for residential use
- ✅ No Objection Certificates (NOCs) from departments
- ✅ Mutation Entry (MR) post-conversion
If any of these are missing, the land is likely not converted — and buying it would be a major risk.
📌 Key Takeaways for Buyers in Karnataka
- DC Conversion is not optional — it’s a legal requirement.
- RTC + Conversion Order are both needed to prove conversion.
- Just because a house exists or tax is paid doesn’t make it legal.
- B-Khata + No DC Conversion = Property at risk
- Always check title documents, RTC, Khata, EC, and conversion status before paying advance.
📞 Conclusion: Don’t Buy Agricultural Land Without Legal Clarity
Karnataka’s property laws are clear — you cannot use agricultural land for residential purposes without DC Conversion.
If you buy land without checking its conversion status, you risk:
- Losing your investment
- Being denied loans
- Facing demolition or notices from GBA or district authorities
Don’t rely on the seller’s words or builder’s brochure. Let a legal professional verify the documents.
📧 Email: ranjinijayaram@rjpropertylaw.com
🌐 Website: www.rjpropertylaw.com
📱 Call/WhatsApp: 8088417193
We help buyers across Karnataka verify documents, check DC Conversion status, and protect their property rights.
Let us check it before you sign it.