Convert land use from agricultural to non-agricultural or commercial before constructing on it.
Jurisdiction
State-level (authority varies by state — Collector / DC, Town and Country Planning Department, or Revenue Department; governed by state land revenue laws and town planning acts)
Who applies
Landowners or authorised representatives who own agricultural land and wish to convert it to non-agricultural use (residential, commercial, industrial, or mixed-use) for purposes such as construction, development, or sale
Typical time
60–180 days depending on the state and land area; faster in states with online portals (e.g., Maharashtra: 60–90 days; Rajasthan: 90–120 days; Karnataka: 60–90 days)
Fee
Varies significantly by state, land area, and conversion purpose: typically ₹5,000–₹2,00,000+ in conversion charges / betterment levy plus stamp duty on the order; some states charge a per-acre fee; check state-specific fee schedule
| # | Document | Type needed | Purpose |
|---|---|---|---|
| 1 | Application in prescribed format | Download / Print | The state-specific land use conversion application form to be submitted to the Collector / DC office or Town and Country Planning Department |
| 2 | Proof of ownership — Sale Deed / Gift Deed / Inheritance documents | Self-attested Copy | Establishes that the applicant is the lawful owner of the agricultural land proposed for conversion |
| 3 | 7/12 Extract (Satbara) / RoR (Record of Rights) / Pahani / Khatauni | Download / Print | State land revenue record extract showing the land's classification as agricultural, the owner's name, survey number, and area; the specific document name varies by state (Satbara in Maharashtra, Khatauni in UP, Pahani in Karnataka/Telangana) |
| 4 | Mutation / Mutation Register Extract | Download / Print | Confirms that ownership has been correctly mutated (transferred) in the land revenue records in the applicant's name |
| 5 | Site Plan / Survey Map / Plot Map | Original | A certified map drawn by a licensed surveyor or government-approved draftsman showing the dimensions, boundaries, adjacent survey numbers, and area of the land; required by the planning authority to confirm the proposed conversion area |
| 6 | No-Objection Certificate (NOC) from Gram Panchayat or local body | Original | The local Panchayat or urban body confirms that the proposed non-agricultural use does not violate local bylaws and is consistent with the area's development plan |
| 7 | NOC from Revenue Department / Tahsildar | Original | Tahsildar certifies that there are no outstanding land revenue dues, encumbrances, or disputes on the land |
| 8 | Master Plan / Development Plan extract (if available)(optional)Required in urban areas or areas covered by a Town and Country Planning scheme; not always needed for rural conversions | Self-attested Copy | Shows the land-use zoning of the area under the applicable master plan; confirms that the proposed non-agricultural use is permissible under the designated zone |
| 9 | Environmental / Pollution NOC(optional)Required for conversion to industrial or large commercial use; not required for residential conversion | Original | NOC from the State Pollution Control Board for industrial conversions; may also be required for large commercial developments |
Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.
Before applying, verify the land's current classification in the revenue records (7/12, Khatauni, Pahani, etc.) and check the applicable Master Plan or Regional Development Plan to see the designated zone for the land. If the land is zoned as 'Green Belt', 'Agricultural Zone', or 'Restricted Zone' in the master plan, conversion may not be permissible. Consult a local civil lawyer or land consultant to assess feasibility. Confirm that all land revenue dues are clear.
Gather all required documents: ownership proof (registered sale deed), up-to-date land records (7/12 / RoR / Pahani), site plan prepared by a licensed surveyor, NOC from Gram Panchayat or local body, and Tahsildar certificate of no dues. Download the land use conversion application form from the state's revenue or town planning department portal, fill it with the land details (survey number, area, proposed use, reason for conversion), and attach all documents.
Submit the completed application with all annexures to the competent authority in your state. The competent authority varies: in Maharashtra, it is the Collector; in Rajasthan, it is the Revenue Division Officer (RDO) or Collector; in Karnataka, it is the Deputy Commissioner (DC); in Telangana, it is the Mandal Revenue Officer (MRO) for small conversions or the Collector for larger tracts. Many states now allow online submission via their state revenue portals or Bhoomi / Dharani / Bhulekh portals. Pay the prescribed application fee.
After application submission, the competent authority deputes a revenue inspector or Town and Country Planning inspector to conduct a field inspection of the land. The inspector verifies the boundaries, checks whether the land is being used for any non-agricultural purpose already, and prepares a ground inspection report. They also examine whether the proposed use is consistent with the surrounding land use and the master plan. This step is critical — ensure the land is accessible and boundaries are clearly demarcated.
The inspection report is reviewed by the competent authority, often with input from the Town and Country Planning Department, the local development authority, and in some cases the Agriculture Department. If the conversion is approved, a Conversion Order (also called NA order, NA sanad, or Permission for Change of Land Use — CLU) is issued. The applicant must then pay the conversion charges / betterment levy as prescribed in the state's schedule. After payment, the order is communicated and the land records are mutated to the new classification.
After receiving the conversion order and paying the conversion charges, apply to the Tahsildar for mutation of the land records from 'Agricultural' to the approved non-agricultural classification (residential, commercial, industrial, etc.) in the Revenue Record of Rights (RoR). Submit the conversion order, payment receipt, and mutation application to the Tahsildar. The mutation entry is made in the land register and a new record of rights is issued reflecting the changed land use.
Revenue Department, State Government
Steps 3–5 — primary competent authority for land use conversion in most states; issues the final conversion order
The Collector (or a delegated officer) is the principal authority under state land revenue laws to grant or refuse permission for conversion of agricultural land to non-agricultural use. Reviews the inspection report and inter-departmental NOCs before issuing the Conversion Order (NA Order / CLU Permission).
Revenue Department, State Government
Step 4 — field inspection and measurement
Conducts on-site inspection of the land, verifies boundaries and survey numbers, checks existing land use, and prepares the field inspection report that forms the basis of the competent authority's decision.
Town and Country Planning Department, State Government
Steps 4–5 — verifying zoning compliance with master plan
Examines whether the proposed change of land use is consistent with the applicable Master Plan, Regional Development Plan, or Town Planning Scheme; provides technical approval or objection to the competent authority.
Revenue Department, State Government
Step 6 — mutation of land records after conversion order
Processes the mutation application after the conversion order is granted, updates the Record of Rights (RoR / 7/12 / Pahani) to reflect the new land use classification.
Access 7/12 extracts, track land records, and initiate the NA (Non-Agricultural) land conversion application online in Maharashtra.
Access RTC (Record of Rights, Tenancy, and Crops), apply for land use conversion (DC conversion), and track mutation status in Karnataka.
Access Pahani (land records), apply for land mutation, and initiate land use conversion applications in Telangana.
Access Jamabandi (Record of Rights) and Khasra records in Rajasthan; used alongside the Revenue Department's CLU application process.
If the master plan zones the land as 'Agricultural Zone', 'Green Belt', or 'Flood Plain', conversion will almost certainly be refused. This is a hard legal constraint, not a procedural hurdle. Verify the master plan zoning from the local development authority before investing in or applying for conversion of the land.
Conversion charges (also called betterment levy or development charges) for commercial and industrial use are significantly higher than for residential use and vary dramatically by state, district, and proximity to urban areas. Get an estimate of the charges from the District Collectorate before initiating the process.
A land use conversion order (NA Order / CLU) only changes the land classification in the revenue records. It does not authorise construction. A separate building plan approval and construction permit from the local municipal body or development authority is mandatory before any construction begins.
In many states (especially Punjab, Haryana, UP, Karnataka), converting 'double-crop' agricultural land or land classified as 'fertile' or 'prime agricultural' is very difficult and in some cases statutorily prohibited. Such land is protected to preserve food security, and conversion requests are frequently declined.
If the land has any outstanding loans (agricultural loans, mortgage), court orders, or encumbrance entries, the conversion application will be held until the encumbrance is cleared. Obtain a fresh Encumbrance Certificate (EC) from the Sub-Registrar before applying.
Using agricultural land for non-agricultural purposes without a conversion order attracts penalties under state land revenue laws — including fines, forced restoration of the land, and in some states criminal prosecution. Never begin construction or non-agricultural activity before the conversion order is received.