How to download BBMP E-Khatha , fees , step by step procedure

BBMP E-Khata is an online property record management system introduced by the Bruhat Bengaluru Mahanagara Palike (BBMP) in Karnataka. It allows property owners to access, update, and manage their property records online. The system includes features like downloading draft e-Khata, uploading additional information for final e-Khata, and filing objections if necessary.

Approved applications may be downloaded online using the following procedure

• Open the BBMP E-Asthi website link - https://bbmpeaasthi.karnataka.gov.in/office/frmKhathaDownload.aspx
• Note the  property ID from the application which has to be input to download the E Khatha . Its usually the ePID which is a 10 digit number  

• As indicated in above image , on entering the ePID and clicking Search option , details of the property gets displayed. Property code , Ward number , Ward name , Property number gets displayed.
• At present , a fee of Rs.125 is charged for each download of E-khatha
• After reviewing the details , click on the the OK option which will redirect to payment gateway for online payment
• On successful payment , an option to print / download PDF copy of the E-khatha gets displayed.
• This file is password protected and the same 10 digit ePid number which was used as input earlier to be used as password
  

 

BBMP E-Khatha help desk contact numbers

The Bruhat Bengaluru Mahanagara Palike (BBMP) as part of its initiative of E-Khatha registration process for properties in Bengaluru , has opened up help desk to assist citizens on any clarifications needed on the E-Khatha application procedures.  Below are the help desk numbers for each BBMP which citizens may reach out .

 

Bommanahalli	9480683182 9480683712
Dasarahalli	9480683710
Mahadevapura	9480683718 9480683720
East Zone	9480683203
West Zone	9480683653 9480683204
South Zone	9480683638 9480683179
RR Nagara	9480683576
Yelahanka	9480683645 9480683516

Above are open from 10 AM to 6 PM on all working days.  Along with above , citizens may visit Bangalore One centers also for E-Khatha assistance

How to pay BMRDA property tax online , download tax paid receipts

Bangalore Metropolitan Region Development Authority (BMRDA) provides a convenient option to pay property tax online through its Bapuji Seva Kendra (BSK) website . In this article we share the simple procedure which may be followed to taxes for your BMRDA property within few minutes.

Keep below information handy before website login

• Every BMRDA property has a Khatha a document which is issued by BMRDA to the owner of the property . Earlier this document used to be a manual printed copy maintained in books which is now transformed online and popularly known as E-Khatha.  In this document a unique ID known as Property ID is allocated for every BMRDA property . As of now its a 18 digit number . This number is needed when paying tax online

Steps to pay BMRDA property tax online

• Open BSK website using link bsk.karnataka.gov.in
• Select the option to register / login , which displays below page . Enter the registered mobile number which usually is the one registered when creating e-khata . Select the language
  

•  Enter the One Time password received as SMS on registered mobile number
  
    

  • On successful login below dashboard gets displayed

   

  

  • Select the option "Pay Property Tax" 

  

  • On selecting the Pay Property Tax option , a webpage gets displayed to get your property details either by entering property ID or search based on District , Taluk , Gram panchayat and Village

   
  

  

  
  

  •  On entering or selecting the property , if any taxes are due to be paid , details will be displayed 

   
  

  • On selecting pay option , user will be redirected to the payment gateway page , on successful payment a receipt is generated which can be downloaded in printable format for future reference
  • Payment receipts can be downloaded anytime using the "Download Receipt" option 

   
  

  
   
   
   
  

Factors that help decide whether to Buy or Rent a house in Bengaluru

Bengaluru, also known as the Silicon Valley of India, is one of the most sought-after cities for living and working in India. The city offers a vibrant and cosmopolitan culture, a booming IT and start-up sector, a pleasant climate, and a plethora of educational and recreational opportunities. However, the city also faces some challenges, such as traffic congestion, pollution, high cost of living, and limited land availability.

One of the most important decisions that people face when moving to Bengaluru is whether to buy or rent a house. Both options have their own pros and cons, and the choice depends on various factors, such as budget, location, lifestyle, income, and future plans. In this article, we will discuss some of the factors that can help you decide when to choose a rented house instead of buying a house in Bengaluru.
 

Budget

Buying a house is an expensive affair. It requires a large amount of down payment, stamp duty, registration charges, maintenance costs, property taxes, and home loan EMIs. According to a recent report , the average price of a residential property in Bengaluru was ₹ 5,545 per sq ft in the first half of 2023. This means that buying a 1,000 sq ft apartment would cost around ₹ 55.45 lakh, excluding other expenses.

On the other hand, renting a house is relatively cheaper and involves lower initial costs. You only need to pay a security deposit (usually equivalent to 10 months' rent), monthly rent, and utility bills. According to the report , the average rent for a residential property in Bengaluru was ₹ 18 per sq ft per month in the first half of 2023. This means that renting a 1,000 sq ft apartment would cost around ₹ 18,000 per month, excluding other expenses.

Therefore, if you have a tight budget or do not want to invest a large amount of money in real estate, renting may be a better option for you.

Location

Job changes are more frequent at present. You may need to relocate to another city or country for better career opportunities or personal reasons. In such cases, owning a house can limit your mobility and flexibility. You may face difficulties in selling or renting out your house in a short span of time or at a good price. You may also have to bear the burden of paying EMIs even when you are not living in your house.

On the other hand, renting a house gives you more freedom and convenience to move to another place whenever you want. You just need to give a notice period (usually one or two months) to your landlord and vacate your house without any hassle. You can also choose a location that is closer to your workplace or preferred amenities and save time and money on commuting.

Therefore, if you value mobility and convenience over stability and security, renting may be a better option for you.

Asset Creation

The major selling point for purchasing a house is that it will help you build an asset. A house is not only a place to live but also an investment that can appreciate over time and generate income. You can use your house as collateral to avail loans or sell it at a profit when you need money. You can also claim tax benefits on your home loan interest and principal payments under Section 24 and Section 80C of the Income Tax Act.

On the other hand, renting a house does not create any asset for you. You are paying money to someone else for using their property and not gaining any ownership or equity. You cannot claim any tax benefits on your rent payments unless you are living in a rented house for business purposes under Section 10(13A) of the Income Tax Act.

Therefore, if you want to create an asset for yourself and your family and enjoy tax benefits on your home loan payments, buying may be a better option for you.

Income Generation

Rental yields in India are not high. Rental yield is the annual rent earned from a property divided by its market value. According to Magicbricks, the average rental yield in Bengaluru was 3% in 2023. This means that if you buy a property worth ₹ 1 crore in Bengaluru, you can expect to earn ₹ 3 lakh per year as rent from it.

On the other hand, home loan interest rates in India are relatively high. According to BankBazaar, the average home loan interest rate in India was 8% in 2023. This means that if you take a home loan of ₹ 1 crore for 20 years in India, you will have to pay ₹ 83.78 lakh as interest over the loan tenure.

Therefore, if you buy a house with a home loan and rent it out, you may end up paying more interest than earning rent. You may also have to deal with the hassles of finding and managing tenants, maintaining the property, and paying taxes and charges.

On the other hand, if you rent a house, you can save the money that you would otherwise spend on buying a house and invest it in other avenues that can generate higher returns. For example, you can invest in mutual funds, stocks, bonds, gold, or other assets that can offer higher returns than real estate.

Therefore, if you want to generate more income from your money and diversify your portfolio, renting may be a better option for you.

Flexibility

Buying a house is a long-term commitment that requires careful planning and research. You need to consider various factors, such as location, size, layout, amenities, quality, price, legalities, and future prospects of the property before making a purchase decision. You also need to be prepared for any contingencies or emergencies that may affect your ability to pay your home loan EMIs or maintain your property.

On the other hand, renting a house is a short-term arrangement that allows you to change your house according to your needs and preferences. You can choose a house that suits your budget, lifestyle, and taste without worrying about the long-term implications. You can also experiment with different types of houses, such as apartments, villas, independent houses, or co-living spaces. You can also upgrade or downgrade your house as per your changing requirements.

Therefore, if you want to have more flexibility and choice in your living space, renting may be a better option for you.

There is no definitive answer to whether renting or buying a house is better in Bengaluru. The decision depends on your personal and financial situation and goals. You need to weigh the pros and cons of both options and choose the one that suits you best. You can also use online calculators or consult experts to compare the costs and benefits of renting vs buying a house in Bengaluru.

Pros and cons of buying a BDA , BMRDA , Gramtana , Revenue property in Bengaluru

Bengaluru, the IT hub of India, is one of the most sought-after real estate destinations in the country, offering a mix of modern amenities, cultural diversity, pleasant climate and lucrative employment opportunities. Whether you are looking for a home to live in or an investment to grow your wealth, Bengaluru has something for everyone.

However, before you buy a property in Bengaluru, you need to be aware of the different authorities and khatas that govern the land use, development and taxation of properties in the city. These include:

- BDA (Bangalore Development Authority): BDA is the planning and development authority for Bengaluru city and its outskirts. It is responsible for creating layouts, approving building plans, allotting sites and providing infrastructure facilities for the planned development of the city.¹
- BMRDA (Bangalore Metropolitan Region Development Authority): BMRDA is the planning and coordination authority for the areas falling under Bangalore Metropolitan Region (BMR), which covers an area of 8,005 sq km around Bengaluru city. It is responsible for creating master plans, regulating land use, granting permissions and overseeing the development activities of various local planning authorities (LPAs) such as BIAAPA, BMICAPA etc. within BMR.²
- BBMP (Bruhat Bangalore Mahanagara Palike): BBMP is the municipal corporation for Bengaluru city and its surrounding areas. It is responsible for providing civic amenities, collecting property tax, maintaining roads, parks, lakes etc. and issuing khatas for properties within its jurisdiction.³
- Khata: Khata is an account or a record of a property in the property register maintained by BBMP. It contains the details of the property owner, location, size, usage, tax assessment etc. There are two types of khatas issued by BBMP: A khata and B khata.⁴
- A khata: A khata is a valid and legal khata issued by BBMP for properties that are in compliance with all the rules and regulations of BDA, BMRDA and BBMP. It means that the property has a sanctioned plan, has paid all the taxes and fees and has obtained all the necessary approvals and clearances from the concerned authorities.⁴
- B khata: B khata is an informal or provisional khata issued by BBMP for properties that are not in compliance with all the rules and regulations of BDA, BMRDA and BBMP. It means that the property does not have a sanctioned plan, has not paid all the taxes and fees or has not obtained all the necessary approvals and clearances from the concerned authorities.⁴
- Gramtana: Gramtana is a term used to refer to properties that are located within village limits or rural areas. These properties are governed by gram panchayats or village councils and do not come under the purview of BDA, BMRDA or BBMP. These properties have panchayat khatas or RTCs (Record of Rights, Tenancy and Crops) as their revenue records.⁵
- Revenue sites: Revenue sites are plots of land that are converted from agricultural to non-agricultural use by paying conversion fees to the revenue department. These plots are not approved by any planning authority such as BDA or BMRDA and do not have any layout plan or building plan. These plots are also known as DC converted sites or green sites.

Now that we have understood what these terms mean, let us look at some of the pros and cons of buying a property in Bengaluru under each of these authorities and khatas.

Pros and Cons of Buying a Property under BDA

Pros:

- Buying a property under BDA means that you are buying a property that is legally approved by the planning authority for Bengaluru city.
- You can get easy loans from banks and financial institutions for buying a property under BDA.
- You can get building plan approval, building license, trade license etc. from BBMP for your property under BDA.
- You can get water and electricity connections from BWSSB (Bangalore Water Supply and Sewerage Board) and BESCOM (Bangalore Electricity Supply Company) for your property under BDA.
- You can get A khata from BBMP for your property under BDA.
- You can resell your property under BDA without any hassle.

Cons:

- Buying a property under BDA can be expensive as the property rates are higher in BDA approved areas.
- You may have to pay higher property tax and maintenance charges for your property under BDA.
- You may have to face delays and corruption in getting approvals and clearances from BDA and BBMP for your property under BDA.
 

Pros and Cons of Buying a Property under BMRDA

Pros:

- Buying a property under BMRDA means that you are buying a property that is legally approved by the planning authority for Bangalore Metropolitan Region.
- You can get easy loans from banks and financial institutions for buying a property under BMRDA.
- You can get building plan approval, building license, trade license etc. from BBMP or the respective LPA for your property under BMRDA.
- You can get water and electricity connections from BWSSB and BESCOM or the respective LPA for your property under BMRDA.
- You can get A khata from BBMP or the respective LPA for your property under BMRDA.
- You can resell your property under BMRDA without any hassle.

Cons:

- Buying a property under BMRDA can be expensive as the property rates are higher in BMRDA approved areas.
- You may have to pay higher property tax and maintenance charges for your property under BMRDA.


Pros and Cons of Buying a Property under BBMP A khata

Pros:

- Buying a property under BBMP A khata means that you are buying a property that is legally valid and compliant with all the rules and regulations of BBMP.
- You can get easy loans from banks and financial institutions for buying a property under BBMP A khata.
- You can get building plan approval, building license, trade license etc. from BBMP for your property under BBMP A khata.
- You can get water and electricity connections from BWSSB and BESCOM for your property under BBMP A khata.
- You can resell your property under BBMP A khata without any hassle.

Cons:

- Buying a property under BBMP A khata can be expensive as the property rates are higher in BBMP A khata areas.
- You may have to pay higher property tax and maintenance charges for your property under BBMP A khata.

Pros and Cons of Buying a Property under BBMP B khata

Pros:

- Buying a property under BBMP B khata means that you are buying a property that is cheaper than the properties under BBMP A khata or BDA or BMRDA approved areas.
- You can get water and electricity connections from BWSSB and BESCOM for your property under BBMP B khata.

Cons:

- Buying a property under BBMP B khata means that you are buying a property that is illegal or semi-legal and not compliant with all the rules and regulations of BBMP.
- You cannot get loans from banks and financial institutions for buying a property under BBMP B khata.
- You cannot get building plan approval, building license, trade license etc. from BBMP for your property under BBMP B khata.
- You cannot resell your property under BBMP B khata without regularizing it with BBMP by paying penalty fees and taxes.
- You may face legal issues and disputes with regard to your property under BBMP B khata.
 

Pros and Cons of Buying a Property under Gramtana

Pros:

- Buying a property under Gramtana means that you are buying a property that is located in rural areas or village limits where the land prices are lower than the urban areas.
- You can get water and electricity connections from gram panchayats or village councils for your property under Gramtana.

Cons:

- Buying a property under Gramtana means that you are buying a property that is not approved by any planning authority such as BDA or BMRDA or BBMP.
- You cannot get loans from banks and financial institutions for buying a property under Gramtana.
- You cannot get building plan approval, building license, trade license etc. from any authority for your property under Gramtana.
- You cannot resell your property under Gramtana without converting it to non-agricultural use by paying conversion fees to the revenue department.


Pros and Cons of Buying a Property under Revenue Sites

Pros:

- Buying a property under Revenue Sites means that you are buying a plot of land that is converted from agricultural to non-agricultural use by paying conversion fees to the revenue department.
- You can get water and electricity connections from BWSSB and BESCOM or gram panchayats or village councils for your property under Revenue Sites.

Cons:

- Buying a property under Revenue Sites means that you are buying a plot of land that is not approved by any planning authority such as BDA or BMRDA or BBMP.
- You cannot get loans from banks and financial institutions for buying a property under Revenue Sites.
- You cannot get building plan approval, building license, trade license etc. from any authority for your property under Revenue Sites.
- You cannot resell your property under Revenue Sites without obtaining NOC (No Objection Certificate) from the revenue department and the concerned gram panchayat or village council.

Karnataka Apartment society registration acts - Comparison , pros and cons

If you are buying or owning an apartment in Bengaluru, you may wonder which act is applicable for your property and what are the benefits and drawbacks of each act. In this article, we will compare the three main acts that govern the registration of apartments and housing societies in Bengaluru: the Karnataka Apartment Ownership Act, 1972 (KAOA), the Karnataka Ownership Flats (Regulation of Promotion of Construction, Sale, Management and Transfer) Act, 1972 (KOFA) and the Karnataka Societies Registration Act, 1960 (KSRA).

Karnataka Apartment Ownership Act, 1972 (KAOA)

The KAOA is an act that exclusively deals with residential apartments in Bengaluru. It aims to provide for ownership of individual apartments in a building and to make such apartments heritable and transferable property. The main features of this act are:

- The owner of each apartment gets a separate khata and a specific undivided interest in the land and common areas of the building.
- The owner of each apartment also becomes a member of the association of apartment owners, which is responsible for the management and maintenance of the building and its amenities.
- The declaration of the apartment ownership, which contains the details of the building, the apartments, the common areas, the percentage of undivided interest, the by-laws of the association etc., has to be registered under this act.
- The deed of apartment, which transfers the ownership of an apartment from one person to another, has to be registered under this act.
- The association of apartment owners has to maintain proper accounts, records and minutes of meetings and submit them to the competent authority when required.
- The association of apartment owners has to insure the building against fire and other hazards and pay the premium from the common funds.
- The association of apartment owners has to levy monthly charges on the apartment owners for the expenses incurred for the common benefit and enforce the payment of such charges.
- The association of apartment owners has to follow the by-laws and regulations made under this act and resolve any disputes among the apartment owners amicably or through arbitration.

The advantages of registering under this act are:

- The apartment owners get a clear title and ownership of their individual apartments as well as a share in the land and common areas.
- The apartment owners can sell, mortgage, lease or gift their apartments without any restrictions or interference from the builder or other owners.
- The apartment owners can enjoy the benefits of common facilities and amenities without any discrimination or favouritism.
- The apartment owners can form a democratic and transparent association that can manage and maintain the building efficiently and effectively.

The disadvantages of registering under this act are:

- The process of registration under this act is complex and time-consuming. It requires the consent and cooperation of all the apartment owners as well as the builder or landowner.
- The cost of registration under this act is high as it involves stamp duty, registration fee, legal fee etc. for each apartment as well as for the declaration.
- The association of apartment owners has to comply with various rules and regulations under this act and may face legal action or penalties for any violation or default.

Karnataka Ownership Flats (Regulation of Promotion of Construction, Sale, Management and Transfer) Act, 1972 (KOFA)

The KOFA is an act that regulates the promotion, construction, sale, management and transfer of flats in Bengaluru. It aims to protect the interests of flat purchasers from unscrupulous builders or developers. The main features of this act are:

- A flat is defined as an independent unit in a building for use as residence. It does not include an apartment as defined under KAOA.
- A developer or builder of flats has to register an agreement with the competent authority before accepting any advance or deposit from a flat purchaser. Such advance or deposit cannot exceed 20% of the agreed price.
- A developer or builder of flats has to transfer the ownership of flats to a registered association, co-operative society or company formed by flat purchasers within four months from obtaining occupancy certificate or within such period as agreed in writing.
- A developer or builder of flats has to provide all necessary information and documents related to flats such as title deeds, plans, specifications, approvals etc. to flat purchasers or their representatives.
- A developer or builder of flats has to complete the construction work as per schedule and quality standards agreed with flat purchasers. Any delay or defect has to be rectified within reasonable time or compensated adequately.
- A developer or builder of flats has to form an association, co-operative society or company of flat purchasers within four months from the date of first sale of flat or within such period as agreed in writing.
- A developer or builder of flats has to hand over the possession of flats to flat purchasers along with a completion certificate and other relevant documents.
- A developer or builder of flats has to convey the title and interest in the land and common areas to the association, co-operative society or company of flat purchasers within four months from the date of formation or within such period as agreed in writing.

The advantages of registering under this act are:

- The flat purchasers get a legal protection and recourse against any fraud, delay, defect or breach of contract by the developer or builder of flats.
- The flat purchasers get a fair and transparent deal with the developer or builder of flats regarding the price, quality, specifications, amenities, delivery etc. of flats.
- The flat purchasers get a collective ownership and control over the land and common areas through an association, co-operative society or company formed by them.
- The flat purchasers get a regular maintenance and management of the building and its facilities through an association, co-operative society or company formed by them.

The disadvantages of registering under this act are:

- The flat purchasers do not get a separate khata and a specific undivided interest in the land and common areas. They only get a share certificate or membership certificate from the association, co-operative society or company.
- The flat purchasers have to depend on the developer or builder of flats for the formation and conveyance of the association, co-operative society or company. Any delay or default by the developer or builder of flats may affect their rights and interests.
- The flat purchasers have to abide by the rules and regulations of the association, co-operative society or company. They may face restrictions or limitations on their rights to sell, mortgage, lease or gift their flats.

Karnataka Societies Registration Act, 1960 (KSRA)

The KSRA is an act that provides for the registration and regulation of societies in Bengaluru. It applies to any society formed for charitable, educational, religious, scientific, literary, cultural or other lawful purpose. The main features of this act are:

- A society is defined as an association of seven or more persons who agree to form themselves into a society under this act for any lawful purpose.
- A society has to register itself with the Registrar of Societies by submitting a memorandum of association and rules and regulations along with prescribed fee and documents.
- A society has to maintain proper accounts, records and minutes of meetings and submit them to the Registrar of Societies when required.
- A society has to conduct its affairs in accordance with its memorandum of association and rules and regulations and resolve any disputes among its members amicably or through arbitration.

The advantages of registering under this act are:

- The process of registration under this act is simple and easy. It does not require the consent or cooperation of the builder or landowner.
- The cost of registration under this act is low as it involves nominal fee and documents for each society as a whole.
- The society has a legal status and identity as a separate entity. It can sue and be sued in its own name.
- The society has a flexibility and autonomy in managing its affairs. It can make its own rules and regulations as per its objectives and needs.

The disadvantages of registering under this act are:

- The society does not have a clear title and ownership over its property. It only holds it on behalf of its members who are joint owners.
- The society does not have a specific undivided interest in the land and common areas. It only has a right to use them as per its memorandum of association and rules and regulations.
- The society may face legal challenges or disputes from third parties such as builder, landowner, government authorities etc. regarding its property rights and interests.
- The society may face internal conflicts or issues among its members regarding its management, finances, policies etc.

Basics of BBMP Khatha document

Khatha is one of the important documents issued by Bruhat Bengaluru Mahanagara Palike (BBMP) when it comes to property registration within BBMP limits. The Revenue department of BBMP explains basics about Khatha document as below 

• What is Khatha ?  

Khatha of a property is when that property is recorded in the property register maintained in a Municipality or Corporation. When a property is registered with the Municipality or Corporation, it is assessed to tax, assigned a municipal number and records the person primarily responsible to pay the property tax.

• Who can apply for a Khatha ?

Any title holder of a property within the BBMP Jurisdiction can apply for a khatha in a prescribed form, along with relevant documents, to the concerned Assistant Revenue Officer

 

• Where can one get the prescribed form for issue of Khatha & where should it be filed?

Application form can be obtained from any of the citizen service centers or any office of the Assistant Revenue Officer. The form also contains the list of documents to be filed. The duly filled up application form is to be submitted at the jurisdictional office of the Assistant Revenue Officer and acknowledgment obtained

• Is it necessary to apply for change of Khatha when property is to be transferred from one person to another by registered sale deed or otherwise succession of property in the event of death of khathadar ?

Yes, Section 114 of Karnataka Municipal Corporation Act 1976 makes it mandatory to do so within three months

• How should the intimation be made for the change Khatha in such cases ?

The new title holder should make an application in the prescribed form enclosing the requisite documents as listed in “Documents to be filed” given along with application

• Where and from whom can Khatha Certificate & Khatha extract be obtained ?

Khatha Certificate & Khatha Extract can be obtained after paying Rs. 25/- & Rs. 100/- respectively for each copy from the concerned office of the Assistant Revenue Officer or at any of the Citizen Service Centers

• What are the details of tax & fees that are required to be paid before Khatha is issued.

If applying for a Change of Khatha then,

• Enclose proof of having paid property tax up to date. 
• Payment of Khatha Transfer fee at the rate of 2% on the value of stamp duty of the sale deed. If the Khatha for the property sought for the first time then, File a return of property tax available in the property tax self assessment book (SAS Hand book) 
• Payment of Improvement charges at the rate of Rs. 250/- per Square Meter, if the property falls under new area & Rs. 200/- per Square Meter, in case of old area. The nearest Assistant Revenue Officer could be contacted to ascertain if the property falls in an old area or a new area. 
• Payment of Khatha Transfer fee at the rate of 2% on the value of stamp duty of the sale deed

Reasons why monsoon rainy season is better for home purchase

Those people who are tired by the fiery sun in summer eagerly anticipate to welcome rainy season . That does not mean there are no problems in rainy season . But many people are not aware why it is a good choice to make a home purchase decision during monsoon and rainy seasons . Once they are aware of these points , they will also prefer to buy at this time

Condition of Roads

Purchasing a house is a dream for almost everyone. One should pay careful attention to certain points and with due diligence proceed with purchase. One such check the condition of roads leading to the house. During monsoons , condition of roads such as patchy , pot holes , muddy or even road breakages can be tracked. In the vicinity are there any cases of rain water entering inside the residential houses , gutters overflowing and entering to houses may be checked. We have seen many such cases reported in media of various societies facing flooding situation during rains. After all the hard work , you don't want to end up spoiling your hard earned items and life during a rainfall. By reviewing these checks one may be more comfortable about the location , free from any such issues and decide wisely.

Visibility of Seepage , Clogging

Water Seepage which may occur due to irregular construction or plastering or painting may not be recognizable in summer conditions and all may look good . While in monsoon and rainy season it will be subjected to such extreme conditions and any seepage , improper painting works will show off which helps determine the quality of construction. A good builder always prioritizes quality over cost and takes care of such parameters during construction carefully. A visit to the site after a heavy rain over the week will help to review whether water stagnates in any of the corridors , open arrears , parking areas , balcony roofs and drains out properly without any blockages.

Discounted price

It is always a preferred choice for buyers to get a good discount during home purchase. As most of them go for housing loans , any discounts help to reduce the loan burden and money saving on loan interest payments. During monsoon season due to rain , road conditions many purchasers postpone their site visits waiting for a suitable time. Also in those months the number of auspicious dates are usually less for major events . There will be less inquiries and one can spend more time discussing in detail with the seller. Due to these factors demand for purchases naturally comes down which may force builders to negotiate the prices with further more discounts. Buyers can strike a better deal with good agreements during this time.

In which season have you bought your home and what are the challenges and benefits you faced . Do share your comments.

Vaastu tips for kitchen

The term Vaastu - meaning a dwelling place was initially used to refer to homes of gods and human beings which can create miraculous changes in one's life. Later with time it became associated with the right location as well as design of almost any and every structure. Vaastu shasthra - the science of built area is an ancient Indian architectural science with studies of the forces of nature and their effect on an individual's immediate environment. This science is perfectly in tune with natural laws and lays down the rules to create harmonious environments for living by connecting individual with cosmic forces surrounding us.

In this post , few vaastu tips for Kitchen is shared -

• Kitchen should be ideally towards South-East , the direction of God of Fire (Agneya). Alternatively , it can be located in the north West (Vayavya) also
• Kitchen door should open in North . North east or East directions in clockwise manner
• You should avoid having kitchen at the north east corner of the house as it may lead to unrest , quarrels , tension or unnecessary expenditure
• It is recommended to avoid kitchen at south west side as this can also cause difficulties and worries
• Cook should face East or North. This brings good health for family members and violating this with face towards south could bring financial losses to family
• All items pertaining to fire or heat should be installed in the South-East corner. The main-switch , generators , microwaves , juicers mixers should be located in south east corner of house
• Gas stove should be in the south east corner , a few inches away from the wall. It should not be in front of kitchen main door
• Gas stove or any other cooking material should be placed in such a way as allows the cook to face only towards the East while cooking.
• If the lady faces west while cooking, it may lead to health problems. Cooking with face towards south may lead to financial problems . No shelf should be placed above cooking gas
• Cooking stove should not be visible from outside and should be shielded from outsiders.
• Refrigerator should be in north west , southeast , south or west
• Kitchen must have adequate cross ventilation , the ventilators and larger kitchen windows should be in the east direction and smaller windows in the south
• Kitchen sink should be placed in north east
• Water Filter , other drinking water storage should be done in the north east 
• Dining table if used should be in North west corner and not in center with face in East or North direction while consuming food
• Any toilet / bathroom should not share a common wall with kitchen
• Gas cylinder should be kept in south east , empty cylinder should be kept in south-west
• If possible cooking gas and washing sink should not be kept very close to each other, reason being fire and water incompatible
• Storage racks should be made on southern or western wall - essential commodities like grain boxes , spices , pulses etc should be in south or west direction.
• Water source including pitcher , water filter etc may be kept in north east
• Ceramic tiles , mosaic , marble are good choices for kitchen flooring. Ceramic tile flooring is recommended to accommodate Indian conditions as it is stain free , dust free and scratch resistant
•  Color of floor , walls should be yellow , orange , rose , chocolate or red. It should not be black as far as possible
• Exhaust fan should be installed on eastern wall in south eastern corner

An article contributed by HVH.

BBMP Khatha application / transfer form and Acknowledgement

In this post , we share a sample form of BBMP khatha application / transfer application form and acknowledgement - for the information of Bengalureans who are new to 'Khatha'

Many of us know what is Khatha and need of Khatha . We had also published an article in our blog on the same. Especially for a purchaser , there is lot of curiosity regarding how to apply for a khatha transfer to change the account from actual owner account to his/her new account.

In Kannada Khatha means an Account - and it really is a account. An account is created by the district authority for property owners and is used for maintaining and tracking Tax deposits and payments. In reality under Karnataka Municipality Council (KMC) rules there is no separate definition for Khatha - but for granting certain permissions for building & development activities it is required. It has the details of the property's owner , address/location , dimensions. It is a necessary document if one has to get a Bank Loan , to take licence for Electricity , Water , for resale etc. In Bengaluru , Khatha documents are maintained and tracked by BBMP.

Know more about khatha in our article : A Khatha , B Khatha

Sample application for Khatha registration or transfer is as below. One needs to buy this application in BBMP ward offices at a nominal charge of Rs.10 . Along with the application , khatha transfer fees of 2% of their registration stamp duty should be paid.

On submission or acceptance of your application , an acknowledgment is returned by BBMP official through a acknowledgement format as in below snap. Once the application is processed , within 3-4 weeks - one may apply for a khatha certificate.

A Khatha B Khatha for Bangalore property - Why need it

In Bengaluru real estate , for the past few years you would have kept hearing about A Khatha , B Khatha. Recently even High court had took a decision to convert all 'B' Khatha property to 'A' Khatha. Based on government rules and regulations Khatha will be provided in Bangalore to the property owner by the

BBMP (Bruhat Bangalore MahaNagara Palike) , BDA (Bangalore Development Authority) or BMRDA (Bangalore Mahanagara Rural Development Authority) . Until the government sends out specific instructions , officials say the  existing process for Khatha distribution shall continue. In this article , we present a brief information about Khatha , what it means , why is it required and its significance. Hope it helps to property buyers in Bengaluru.

What is Khatha ? Why is it required ?

In Kannada Khatha means an Account - and it really is a account. An account is created by the district authority for property owners and is used for maintaining and tracking Tax deposits and payments. In reality under Karnataka Municipality Council (KMC) rules there is no separate definition for Khatha - but for granting certain permissions for building & development activities it is required. It has the details of the proerty's owner , address/location , dimensions. It is a necessary document if one has to get a Bank Loan , to take licence for Electricity , Water , for resale etc. In Bengaluru , Khatha documents are maintained and tracked by BBMP.

What should I do to get Khatha is A Khatha & B Khatha ?

In reality there is no separate category for a Khatha document. All necessary details about a property are recorded in a single Khatha by BBMP. A owner who has a Khatha will be eligible to avail different legal services.   If properties sold by BDA and Karnataka Housing Board (KHB) - on producing documents such as Sale deed, Tax paid receipt , Encumbrance Certificate , Property Map - one can approach BBMP office and request for Khatha registration.
If it is revenue layouts, Gramtana , Apartments - one may have to produce Sale deed , details of old sale agreements if any , Land conversion documents, Development Tax receipts , previous Khatha documents , Property Map.

For any property layouts / buildings developed violating BBMP/BDA/BMRDA rules and regulations , Khatha will not be given. 

In 2007 - BBMP was formed handling the constituencies of Bommanahalli, DaasaraHalli,KrishnaRajapura , RajarajeshwariNagar , Mahadevapura, Byataraayanapura , Yelahanka and Kengeri. The property documents of these constituencies were not managed properly.  Without the the permission of development authorities , for revenue property and for those without land conversion - to register the details of such property and manage taxes a 'B' register was opened and their details were recorded. Property in B register has no legal considerations and for development activities - permissions may not be given and banks may not approve for loans. To regularize Kthata for such properties , development authorities are waiting for the government policy of Akrama - Sakrama.

What do KMC 108A(3) and 114 rules say ?

KMC 108A says for those property which are not as per KMC rules and regulations - without giving Khatha with the only intention to collect Taxes - a separate register has to be used. If the property owner dies or distributes the property to assist registration KMC rule 114 is formed. It is clearly indicated that for properties coming under 108A(3) , rule 114 is not applicable.

Can one purchase properties registered in 'B' register ?

For property registered under 'B' register , at present government does not honor any legal aspects. So if you really know the end party well and with very few banks giving loans , one may attempt at their own risk.

What is the importance of Sale deed then with respect to Khatha?

There is a difference in registering Khatha and Sale deed. Sale deed is only a deed between the two parties who sell & buy property and is essential to prove the ownership of the property. While Khatha is purely a method for collecting Taxes - but for every aspect of property selling , buying & distribution it is required & validated.

When does the Akrama Sakrama Policy get affected ?

Government had already passed this long time back. But considering that more than 2 lakh such properties existing with city already expanded - if regulation violation is still legally scrutinized it may create further problems , with  public interest - some people had written a letter to High court . Hence the policy execution could not move in the ideal way expected and BBMP is further waiting for government's decisions. More details on this available at BBMP link - http://bbmp.gov.in/akrama-sakrama

Also , check out our other articles on Bangalore property

• Before buying an Apartment or Independent house
• Before going for a rented or lease property

** Referred from different sources

Buy an Apartment or Independent House or Villa in Bangalore ?

Well this is one brain storming question for some of Bengaluru first-time own home aspirants. We have been receiving requests to post articles on this topic. In this post we have tried to share our suggestions and feedback which may assist some of new buyers to take good decision based on their requirements. In this post we have taken - Apartments , Villas, Independent House purchase, New home Construction aspects based on current trends in Bengaluru. Each option has their own pros and cons - which suits a specific category of buyers depending on their budgets , desired location and constructions. ** These points suit only to Bengaluru Location.

Apartments :




Pros

• Security Factor - this is major influencing factor. Most of apartments have security staffs who guard the buildings keeping your family and homes safe.
• Amenities Factor - Such as continuous Power Backup , Water storage , Fitness centers , Reserved Parking , Children Play Area , Indoor games etc. Some have community party halls which come at a reduced maintenance cost. Some have jogging track , park facilities for morning evening relaxes.
• Community Factor - you will always be a part of community , helpful for children , as many families live under a common place.
•  Location Factor - you may get a budget apartment at a lesser cost in a developed location where it may cost more to purchase land or independent house. Hence may be near to colleges , schools , hospitals etc.
• Repair Factor - Any peace disturbing repairs such as electrical , mechanical , drainage etc should arise , maintenance staff of the association can be reached within quick time and problem resolution.
• Rent Factor - Apartment associations contacts within help & reduce the efforts in searching tenants.
• Loan Factor - Usually builders tie up with many banks , hence reducing the time & efforts in the loan process.
• Option to book a flat at earlier construction stages at a reduced cost may prove advantageous, some builders also accept your plan at this stage and construct accordingly.

Cons

• Alterations Factor - In most cases there is little scope of Building alteration unless its a high end apartment. Depending on your family expansion needs , you will be forced to plan earlier as house expansions are limited.
• Pets - In many apartments Pets are not allowed , hence if you are a serious pet lover you will need to look for a high end apartment.
• Resale Factor - Resale value compared to independent house is little less. This however depends on negotiation. Also many small apartment builders nowadays do not provide Occupancy Certificate(OC) and Completion Certificate (CC) which is a essential document during Khatha process & resale for the new buyer to avail loans. Make sure to get this from your builder.
• Gardening Factor - If you love gardening having desire to plant trees etc - most of the apartments offer limited opportunities. You may have to purchase park space at a price.
• Nocturnal neighbors - If you come across some neighbors who stay late at night chatting talking - the voice around may disturb
• Floor / Common Wall noises - May be irritating for some as they stay under floors , noises while dragging items , dance etc may disturb.
• Family members Age Factor - Some apartments may not be suitable for aged people if the lifts are difficult to handle or there are no lifts , climbing stairs would be difficult.
• Extra Maintenance cost - though this is not a cons , if costs are too high - it may affect your regular budgets.
• Furnishing at extra cost - though this is not a cons , many builders don't provide furnishing which may add up to some extra cost to your budget
• VAT & service taxes extra - though this is not a cons , first time buyers should be aware there is certain amount of VAT & service taxes extra on the basic cost and registration charges.

Independent House purchase , New home constructions :


 

Pros 

• Flexible Alterations - You are the owner and can alter your building anytime with plan approved from BBMP/BDA/BMRDA/respective authorities.
• Pets - No hassles if you are a pet lover , nobody will get disturbed unless the pet crosses your building ;)
• Resale Factor - Good resale compared to apartment , as the land prices are ever increasing in Bengaluru. This however depends on negotiation.
• Common wall noises etc will be minimal.
• Gardening - no limits , at your wish within your home area limits.

Cons 

• Security - a greater risk if you are staying in remote areas having very less constructed homes nearby. This can however be compensated with security guards and devices with some cost. Development of a new layout takes some 4-5 years.
• Nowadays the cost of plot in Bengaluru within city limits are high as free plots are scarce , you may end up paying more when compared to a apartment of same area.
• Amenities like power backup , water storage etc come at a extra cost and should be pre-planned.
• Repairs - getting labor is little difficult and may take more time for fixes.
• Rent factor - sometimes owners have to approach brokers with a minimal cost spent on commissions.
• Loans - extra efforts to be put in discussing with banks for approval when compared to apartments.

Villas , Row Houses :




 

 Pros
 

• They combine the pros of apartment & independent houses if under a gated community, where you get the option of security , amenities etc at a very minimal cost , at the same time full flexibility to alter your spaces.
• Some projects include Shopping Malls etc - so easy access to daily needs like groceries etc.

Cons
 

• Usually nowadays budget villa projects are little far from city i.e 20-25 kms. May suite buyers having offices & friends nearby. Security a concern outside the gate - if the nearby locations are not that occupied / busy.
• In some projects - Bus , Train services etc may not be near. Takes more time to reach your friends & relatives staying at cities due to travel time.
• Access to Hospitals , medical centers may be little difficult if the project is not including any in-house facilities and hospitals are not nearby.

Hope the above information is useful to some new buyers to make a decision to purchase their dream home in Bengaluru.