RTI for Telangana Land Records — Dharani Portal, Pahani and Mutation (Pattadar Passbook)

Telangana's land administration system is anchored in two pillars: the Pahani (Record of Rights, Form 1-B), which records field-level ownership and cultivation data for every survey number, and the Pattadar Passbook, which is the individual title document issued to each landowner. Both are now managed through the Dharani integrated portal (dharani.telangana.gov.in), launched by the Government of Telangana as a single-window platform for land registration, mutation, and records management. The Dharani portal was designed to eliminate manual intervention, reduce fraud, and bring transparency to land transactions. For many citizens, however, it has introduced a new set of problems: slot booking failures, failed registration transactions with payment deductions, mutations stuck in processing queues for months, and grievances that disappear without a written response. The Right to Information Act, 2005 gives Telangana residents a direct mechanism to demand official answers on all of these. The Revenue Department, the Tahsildar's office at the Mandal level, the Revenue Divisional Officer (RDO), the District Collectorate, and the Chief Commissioner of Land Administration (CCLA) — the apex body overseeing Dharani — are all public authorities under Section 2(h) of the RTI Act and are legally required to respond to RTI applications within 30 days of receipt. This guide explains the key terminology, the authority structure, what you can ask for, and how to file.

Key Terminology in Telangana Land Records

Understanding the official terms used in the Telangana land administration system is essential to drafting a precise RTI application and interpreting the response.

Pahani (Record of Rights — Form 1-B): The Pahani is the primary village-level revenue record maintained by the Revenue Department for each survey number. It records, in a structured format, the name(s) of the Pattadar(s) (title-holders), the name(s) of cultivators who may differ from the owner, the soil classification (wet, dry, garden, or waste), the land use type, the water source (canal, well, tank, or rain-fed), the extent of the holding in acres and cents, and any encumbrance — such as a mortgage, lien, or government charge — registered against that survey number. The Pahani is maintained Mandal-wise and village-wise. It is the document most commonly demanded by banks for agricultural loans, by government departments for benefit eligibility verification, and by courts as primary evidence of land ownership. In the Dharani system, the Pahani is digitised and accessible online, though the authoritative version is maintained by the Tahsildar's office.

Pattadar: The Pattadar is the registered owner of agricultural land as recorded in the revenue records. The Pattadar is the person entitled to the benefits associated with the land — crop insurance, government schemes, loans — and bears the corresponding obligations, including land revenue payment.

Pattadar Passbook: The Pattadar Passbook is an individual title document issued under the Telangana Rights in Land and Pattadar Passbooks Act, 1971. It functions as an official certificate of title for a specific landholding. The Passbook contains the Pattadar's name, survey number, village, Mandal, district, extent, and soil classification. After any transaction — sale, inheritance, gift, partition, court decree — the Pattadar Passbook must be updated to reflect the new owner's name. Without an updated Passbook, the new owner cannot access crop loans, agricultural insurance, or several state government agricultural support schemes.

Mutation (Pattadar change / Parivartan): Mutation is the process of updating the revenue records — specifically the Pahani and the Pattadar Passbook — to reflect a change in ownership. After a sale deed is registered, the buyer must apply through the Dharani portal to have the revenue records mutated in their name. The mutation process involves: document upload and verification at the Mandal level, a field inspection by the Revenue Inspector, confirmation by the Tahsildar, and issuance of a new Pattadar Passbook. Delays in mutation are one of the most common grievances in Telangana land administration, and RTI is one of the most effective ways to establish on record that a mutation application exists and has been pending beyond the prescribed period.

Dharani Portal (dharani.telangana.gov.in): Dharani is the Government of Telangana's integrated land records and registration portal, operated under the administrative control of the CCLA and the Registration and Stamps Department. All agricultural land registrations, mutations, encumbrance certificate requests, and Pahani downloads are processed through Dharani. Citizens book registration and mutation slots through the portal, upload documents, and track status online. Dharani also integrates with the state's crop loan waiver and agricultural benefit delivery systems, making an accurate and updated record essential for farmers. The portal is maintained centrally, but the processing of applications is distributed across Tahsildar offices at the Mandal level.

CCLA (Chief Commissioner of Land Administration): The CCLA is the apex authority for land administration in Telangana. The CCLA office, located at Revenue Complex, Tank Bund Road, Hyderabad, is responsible for overseeing Tahsildar offices across the state, supervising the Dharani portal's operational policies, and adjudicating policy-level land administration matters. For RTI purposes, the CCLA is the appropriate authority when the issue concerns portal-level policies, systemic failures, or when responses have not been obtained at the Mandal, Division, or District level.

What RTI Can Help You Get

Citizens file RTI applications with Telangana Revenue offices for a wide range of land-related information. The most common and practically significant uses are:

Pahani (Record of Rights) copy: Although Pahani copies are theoretically available online through the Dharani portal and MeeSeva centres, there are frequent complaints of records being temporarily inaccessible, survey numbers not loading, or the printed copy not matching the actual village records. An RTI application to the Tahsildar's office for a certified copy of the Pahani creates an official record of what the revenue records show as on a specific date and is admissible as documentary evidence in court and administrative proceedings.

Mutation status and delays: After purchasing agricultural land and having the sale deed registered, the new Pattadar must apply for mutation of the Pattadar Passbook. When this process stalls in the Dharani system, the buyer has no official record of the delay and no named officer to hold accountable. RTI can establish the Dharani reference number, the stage at which processing is stuck, the officer responsible, and whether any deficiency notice was sent but not communicated to the applicant.

Mutation history of a survey number: Before purchasing land, a buyer may want to know the complete history of ownership changes on a specific survey number — including dates, nature of transaction, and the order references for each mutation. This is relevant for identifying irregular or fraudulent transfers and for due diligence. RTI is a reliable way to get this history when the Dharani portal's publicly visible records are incomplete.

Encumbrance verification: The Pahani records encumbrances — mortgages, loans, government dues, court attachments — against a survey number. An RTI application can confirm whether any such charges are recorded and, if so, when they were registered and with which authority. This is particularly relevant for land transactions where the seller claims the property is free of encumbrances.

Dharani portal grievance status: Telangana citizens who experience registration slot booking failures, payment deductions without confirmation, or transactions that failed mid-process frequently submit grievances on the Dharani portal or to the CCLA's helpdesk. These grievances often receive no written response. RTI can compel production of the grievance reference number, the officer assigned to the grievance, any action taken report, and the current resolution status. This documented record is essential for escalation and for any recovery of wrongly deducted amounts.

Correction proceedings and disputed entries: When a Pahani shows an incorrect name, wrong extent, or disputed classification, the affected party can apply for correction under the applicable revenue law. RTI can establish whether such correction proceedings are pending, what orders have been passed, and whether any adverse order was passed without notice to the affected party.

The Revenue Authority Structure in Telangana

For land records RTI, understanding which level of the Revenue Department holds the relevant records is important before you file.

Tahsildar (Mandal level): The Tahsildar's office at the Mandal level is the primary custodian of land records for all survey numbers within the Mandal. The SPIO at the Tahsildar level is the correct first point of contact for Pahani copies, Pattadar Passbook mutation status, mutation history, encumbrance records, and most Dharani portal transaction issues relating to a specific survey number or Mandal. Telangana has over 500 Mandals, each with a Tahsildar's office.

Revenue Divisional Officer — RDO (Revenue Division level): The RDO is the next level above the Tahsildar, supervising a cluster of Mandals. For RTI purposes, the RDO's office is the appropriate authority if the relevant records relate to proceedings at the Revenue Division level, or if the Tahsildar's office has failed to respond. The RDO also typically serves as the First Appellate Authority for RTI applications initially filed at the Tahsildar level.

Collector (District level): The District Collector supervises all RDOs and Tahsildars within a district. For matters involving district-level revenue decisions, land acquisition proceedings, or where RDO-level responses have been unsatisfactory, the SPIO at the District Collectorate is the appropriate authority.

CCLA (State level): The Chief Commissioner of Land Administration at Revenue Complex, Tank Bund Road, Hyderabad – 500 022, is the apex state authority. File with the SPIO at the CCLA for matters involving Dharani portal-level policies, systemic portal failures affecting multiple transactions, or when responses have not been satisfactorily obtained at all lower levels.

TSIC for appeals: All second appeals for RTI applications relating to Telangana Revenue Department authorities — at any level — go to the Telangana State Information Commission (TSIC), established under Section 15 of the RTI Act. The CIC has no jurisdiction over Telangana state bodies.

How to File: Step by Step

Step 1: Identify the Correct Authority

Identify the Tahsildar's office of the Mandal where the land is situated — this is the primary authority for field-level land records. If the issue involves a specific Dharani portal transaction or policy question, consider also addressing the SPIO at the CCLA. Note the full postal address of the office and, if available, the name of the current Tahsildar.

Step 2: Gather Land Details

Before drafting your application, compile the following: the full survey number(s) including sub-division numbers if applicable, the village name, Mandal, and district, the name(s) of the Pattadar(s) as recorded in the revenue records, any Dharani portal reference or transaction number you received when applying for mutation or registration, and the date of any prior complaint or grievance submission.

Step 3: File Online at rti.telangana.gov.in

The Telangana government operates a state RTI portal at rti.telangana.gov.in. To file online:

1. Register or log in on the portal.
2. Select the public authority — choose the Tahsildar's office of the relevant Mandal, the RDO, the District Collectorate, or the CCLA, as appropriate.
3. Enter or upload your application (typed text in the portal's text box or as a PDF upload).
4. Pay ₹10 online through the portal's payment gateway. BPL cardholders select the BPL exemption and upload a self-attested copy of the BPL ration card.
5. Note the application reference number and download the acknowledgement. The 30-day response period under Section 7(1) of the RTI Act begins from the date of receipt at the SPIO's office.

If online filing is not possible, file by registered post or speed post to the SPIO at the relevant office. Attach a crossed Indian Postal Order (IPO) for ₹10 in favour of the Accounts Officer of the relevant public authority. Retain your postal receipt and a photocopy of the complete application. You may also file in person at the Tahsildar's office and pay ₹10 in cash at the counter; ask for a signed and stamped receipt noting the date of receipt.

Step 4: First Appeal (Section 19(1))

If the SPIO fails to respond within 30 days of receipt (or within 48 hours if the matter involves life or liberty), or if the response is incomplete, evasive, or an unjustified refusal, file a First Appeal with the First Appellate Authority (FAA) within the Revenue Department. The First Appeal must be filed within 30 days of the date of the SPIO's decision or the expiry of the 30-day response period, whichever is applicable. There is no fee for a First Appeal. Include copies of your original RTI application, proof of delivery or online acknowledgement, and the SPIO's response (or a statement that no response was received).

For RTI filed at the Tahsildar level, the FAA is typically the RDO of the concerned Revenue Division. For RTI filed at the RDO level, the FAA is typically the Collector of the concerned District. For RTI filed at the CCLA level, the FAA is a senior designated officer within the CCLA office.

Step 5: Second Appeal (Section 19(3))

If the FAA does not respond or the response is unsatisfactory, file a Second Appeal with the Telangana State Information Commission (TSIC) under Section 19(3) of the RTI Act within 90 days of the FAA's decision or the expiry of the FAA's response period. The TSIC can direct disclosure of the requested information, impose a penalty of ₹250 per day (up to ₹25,000) on the defaulting SPIO under Section 20 of the RTI Act, and recommend departmental disciplinary action against the officer responsible for the delay or refusal. Second appeals may be filed through the Telangana RTI portal at rti.telangana.gov.in or by post to the TSIC office in Hyderabad.

Detailed Information You Can Request

Pahani and Encumbrance Records

1. A certified copy of the current Pahani (Form 1-B) for Survey No. XXX of Village, Mandal, District, including all entries as maintained in the Dharani system as on the date of the application.
2. A certified copy of the encumbrance register extract for Survey No. XXX of Village, Mandal, District, for the period from start year to the date of this application.
3. Whether any government dues (land revenue, cess, water tax) are outstanding against Survey No. XXX of Village, Mandal — if yes, the amount, the period to which it relates, and the authority to whom it is payable.

Mutation Status and History

1. The Dharani portal reference number and current processing stage for the mutation application submitted on or about DD/MM/YYYY for Survey No. XXX of Village, Mandal, District.
2. The name and designation of the Revenue Inspector and Tahsildar's office official currently responsible for processing the mutation, and the date of assignment.
3. Whether any deficiency notice or query has been raised against the mutation application — if yes, a copy of the notice and the date it was communicated to the applicant.
4. The complete mutation history for Survey No. XXX of Village, Mandal, District for the period start year to date, including for each mutation: the date of the order, the previous and new Pattadar name(s), the reason for mutation, the mutation order reference number, and the name and designation of the authority that passed the order.
5. The statutory time limit prescribed for completion of a mutation from the date of application, and the reason the current mutation application has not been processed within that period.

Dharani Portal Grievances and Transactions

1. Whether a grievance submitted regarding brief description — slot booking failure, payment deduction without confirmation, transaction failure, etc. on or about DD/MM/YYYY with reference to Survey No. XXX of Village, Mandal was received and logged in the Dharani portal grievance system — if yes, the grievance reference number, date of logging, and the name and designation of the officer to whom the grievance was assigned.
2. The action taken report (ATR) prepared in response to the above grievance, the date of the ATR, and the current resolution status.
3. Whether any refund or corrective transaction has been initiated in respect of the failed payment for transaction reference XXXX dated DD/MM/YYYY — if yes, the date and amount of the refund and the mode of refund (reversal to bank account, demand draft, etc.); if no, the reason for non-refund and the expected timeline.

Dharani Portal Issues and RTI

The Dharani portal was introduced in 2020 to replace the earlier land records management system and to integrate land registration with revenue records in a digitised, tamper-resistant system. While the portal has simplified many aspects of land administration, it has also created categories of problems that are genuinely difficult to resolve through the portal itself.

Slot booking failures: Registration and mutation slots are allocated through the Dharani portal's slotting mechanism. Citizens report cases where they could not book slots for weeks despite the system showing availability, slots were cancelled without notice, or payment was deducted but the slot confirmation was not issued. The portal does not always generate a reference number for a failed transaction, leaving the citizen without a record of having attempted to book.

Failed registration transactions: A registration transaction involves multiple steps — slot confirmation, document upload, sub-registrar verification, payment, and final registration. Failures at any intermediate stage can leave a document in a partially processed state with the registration fee debited but no registered document issued.

Mutations pending without processing: After a sale deed is registered, the mutation (Pattadar Passbook update) application typically follows. In many cases, the application is visible in the Dharani system but remains unprocessed for months without any communication to the applicant explaining the reason for delay or requesting additional documents.

Discrepancy between portal records and physical records: In some cases, the Pahani displayed on the Dharani portal does not match the records in the physical registers maintained at the Tahsildar's office. This creates uncertainty about which record is authoritative and can affect pending transactions.

For all of these issues, RTI serves two practical purposes. First, it forces production of a documented official record — whether the grievance was logged, who processed it, and what action was or was not taken. Second, the SPIO's response — or the absence of one — becomes the evidentiary foundation for escalation to the First Appellate Authority, the TSIC, or, in appropriate cases, a civil court or the Telangana High Court.

When filing RTI about Dharani portal issues, address the SPIO at the Tahsildar's office of the relevant Mandal for individual transaction or mutation matters. For systemic or portal-level issues, or for matters involving the Dharani operations team, address the SPIO at the CCLA office, Revenue Complex, Tank Bund Road, Hyderabad – 500 022.

The Appeal Process at a Glance

At every stage, retain copies of your RTI application, the online acknowledgement or postal receipt, and all responses received. These documents establish the procedural chain required for any appeal and demonstrate to the TSIC that the statutory process was followed before escalation.