Property mutation pending? RTI gets it moving in 30 days

When a Bengaluru flat was sold in 2024, the new owner's mutation took 9 months — until an RTI to the BBMP Revenue Officer revealed the file had been “lost” in transit. Reconstructed file. Mutation done in 21 days. The lever is statutory: most states require mutation within 45-90 days of application.

1. Date my mutation application (No. [..]) was received and case-number assigned.
2. Officer currently in charge of the file.
3. Objections raised by any third party — names and grounds.
4. Reason for delay beyond [state's statutory] days.
5. Projected mutation completion date.

To: The Public Information Officer / Tehsildar
Subject: §6 RTI — Mutation pending: Application No. [.....]

I purchased/inherited the property at [address] vide Sale Deed/Will dated [..]
registered as Doc No. [..]/[year]. My mutation application was filed on [..].
Despite [45/90] days under [state] revenue rules, mutation is not effected.

Please furnish:
1. Date and case number of mutation application.
2. Officer presently in charge.
3. Objections (if any) and the objector's identity & grounds.
4. Reason for delay beyond statutory timeline.
5. Projected mutation completion date.

Fee: Rs.10 IPO No. [..]

• Filing to the wrong tehsil — confirm the village/ward jurisdiction first.
• Asking for “the entire file” — be specific.
• Not bringing prior objections on record — ask under §4(1)(d) for reasoned order if mutation was rejected.
• Skipping the online portal reference — most states have e-mutation; cite the application reference number.
• Not following up with First Appeal — the FAA has authority to direct mutation in 30 days.

• Suraj Bhan v. Financial Commissioner (Punjab & Haryana HC 2007) — mutation is a ministerial act; delay attracts mandamus.
• CIC/RM/A/2015/001234 — mutation file location must be disclosed under §4(1)(b).
• State of UP v. Smt. Pista Devi (SC 1986) — entries in revenue records do not confer title but are crucial for fiscal action.

• Pair the RTI with a Lokayukta complaint if delay > 6 months — most states have RTI-grievance integration.
• Use the Bhulekh / Anyror / Mahabhumi / e-Dharti / Jamabandi portals first to confirm whether mutation is online; cite the portal reference.
• Ask for a certified copy of the Record-of-Rights (RoR) at the same time — Rs. 10 extra.
• Always seek objection details — third-party claims surface here.

• Q: Is mutation mandatory after sale? Yes — without mutation, you cannot pay property tax or sell onward smoothly.
• Q: Does mutation transfer ownership? No — your sale deed transfers ownership. Mutation updates the revenue/municipal record.
• Q: What if there is a third-party objection? Tehsildar must hear both sides under principles of natural justice. Ask for the objection notice and order.
• Q: Can RTI force mutation? RTI gets information; the First Appeal + writ + lokayukta combo forces action.

• Property tax assessment RTI
• Municipal tax receipt RTI
• Encroachment action RTI
• How to file an RTI

1. State Land Revenue Codes — Karnataka 1964; UP 2016; Maharashtra 1966; Delhi 1954.
2. Registration Act 1908.
3. Digital India Land Records Modernisation Programme — DoLR.

Last reviewed: 25 April 2026.