Telangana’s record of rights is ROR-1B. Beside it, buyers usually ask for the Pahani, the village record of cultivation. The first tells you whose name the land is in. The second tells you how it is being used. You want both, and you want them to agree.
What the document is and who keeps it
The Glossary of Revenue Terms published by the Department of Land Resources names Telangana’s record as ROR-1B, with 18 fields, kept in Telugu. Records are maintained by the revenue administration under the tahsildar of the mandal, and are now served through the Bhu Bharati portal. Bhu Bharati has replaced Dharani; any guide still sending you to Dharani is out of date.
Our source does not give the labels Telangana uses for the plot number or the holder account. We have not filled them in. Read the labels printed on your own copy, and if a label is unclear, ask the tahsildar’s office what it means rather than assuming it matches a neighbouring state.
Holders of agricultural land may also hold a pattadar passbook. The passbook is a useful cross-check, but the record on the portal is what the office works from.
How to read it, part by part
We describe the record by what it shows rather than by column number, because our source gives the field count but not the column-by-column layout.
- District, mandal, village. Confirm all three. Survey numbers repeat from village to village.
- The plot identifier. The survey number and any sub-division. Match it exactly against the sale papers. Our note on survey numbers and khasra numbers explains how sub-division numbering works across states.
- The holder, and the account. The recorded holder or holders, with the account under which the land is held. Every named holder has an interest; all of them need to join a sale of the whole.
- Extent. The area held. Add the extents and compare with the sale deed.
- Classification and nature of the land. Whether it is recorded as private patta land or as government, assigned or other land. Anything other than plain patta land needs advice before you proceed.
- Any note of dispute or restriction. If the record carries a note that the land is under dispute, prohibited from registration or subject to proceedings, stop and get it explained.
- The Pahani for the same survey number. It shows who is recorded as cultivating the land and what was grown, season by season. If the cultivator is not the holder, find out who is in occupation and on what terms.
About Pahani. Pahani is not the record our source lists for Telangana, and it does not give its layout. Treat it as evidence of use, and treat ROR-1B on Bhu Bharati as the record of rights.
What it does not prove
ROR-1B is a revenue record. It exists so that the state knows whose name a holding stands in, what it is classified as and what is grown on it. Indian courts have long treated entries of this kind as records kept for fiscal purposes rather than as documents of title. A name on the extract is strong evidence of who the revenue office recognises today; it is not, on its own, proof that the person can give you clean title.
Before you rely on it, put these next to it:
- Mutation history. Ask for the mutation entries that brought the land to the present holder, and read each one. A name that appears without a mutation behind it is a question, not an answer.
- Encumbrance certificate. Obtain it from the sub-registrar for a long enough period to cover the chain of sales. Mortgages and agreements registered with the sub-registrar do not always reach the revenue record.
- Registered deeds. The sale deeds, partition deeds, gift deeds or settlement deeds that make up the chain of title. The revenue record should follow these, not the other way round.
- The passbook and the portal together. If the passbook and the Bhu Bharati record disagree, the tahsildar’s office needs to tell you which is current.
- The field map. ROR-1B gives an extent; the survey sketch shows the boundaries. Walk them.
Our guide to land fraud red flags lists the patterns that show up when a revenue extract and the deeds do not agree.
Where to get a copy
The Department of Land Resources lists this portal for Telangana. Type the address yourself rather than following a link from a message.
- Telangana:
bhubharati.telangana.gov.in
For a transaction, ask the tahsildar’s office what certified form of the record is needed. Our verify land records page tracks portal changes, including the move away from Dharani.
हिंदी में
तेलंगाना में ज़मीन का अधिकार अभिलेख आरओआर-1बी कहलाता है, और अब यह भू भारती पोर्टल पर मिलता है — धरणी की जगह अब भू भारती है। इसमें देखिए कि गाँव, मंडल और ज़िला सही है, सर्वे नंबर बिक्री के कागज़ों से मेल खाता है, और धारक का नाम विक्रेता से मिलता है। क्षेत्रफल जोड़कर बिक्री-पत्र से मिलाइए। अगर ज़मीन सरकारी, असाइन्ड या विवादित दर्ज है, तो आगे बढ़ने से पहले सलाह लीजिए। पहानी से पता चलता है कि ज़मीन पर खेती कौन कर रहा है और कौन-सी फसल बोई गई। आरओआर-1बी राजस्व रिकॉर्ड है, मालिकाना हक़ का पक्का सबूत नहीं — रजिस्ट्री और ऋणभार प्रमाणपत्र भी देखिए।
This short section is a plain-language summary and has not been reviewed by a native-speaker lawyer. The English text is the reference.
తెలుగులో క్లుప్తంగా
తెలంగాణలో హక్కుల రికార్డు ఆర్ఓఆర్-1బి. ఇప్పుడు ఇది భూ భారతి పోర్టల్లో లభిస్తుంది; ధరణి స్థానంలో భూ భారతి వచ్చింది. గ్రామం, మండలం, సర్వే నంబర్ మరియు పట్టాదారు పేరు సరిగ్గా ఉన్నాయో చూడండి. పహాణీ భూమిని ఎవరు సాగు చేస్తున్నారో చూపిస్తుంది. ఇది యాజమాన్యానికి తుది రుజువు కాదు.
- సర్వే నంబర్ — survey number
- పట్టాదారు పాసుపుస్తకం — pattadar passbook
- పహాణీ — cultivation record
- తహసీల్దార్ — tahsildar
Common questions
What is ROR-1B in Telangana?
ROR-1B is Telangana’s record of rights. The Glossary of Revenue Terms gives it 18 fields, kept in Telugu. It shows who the revenue department records as holding land and under which account.
Has Bhu Bharati replaced Dharani?
Yes. The Department of Land Resources now lists bhubharati.telangana.gov.in for Telangana. Guides and lists that still send you to Dharani are out of date.
What is the difference between Pahani and ROR-1B?
ROR-1B records who holds the land. Pahani records how the land is used: who is cultivating it and what is grown. Pahani is not the record our source lists for Telangana, so read it as supporting evidence of use.
Is ROR-1B proof of ownership?
No. It is a revenue record. Title rests on the registered deeds, so read ROR-1B with the mutation history, the encumbrance certificate and the chain of deeds.
Related guides on AgriZameen
- How to read land documents — the full series
- Land records by state — what each state calls its record
- Verify land records — the official portals, state by state
- Khasra, survey number and plot number: the difference
- Telangana state page
- Legal help — when to bring in an advocate
About this page. AgriZameen is an independent platform. It is not a government body and is not affiliated with any land-records department of any state or union territory. Record names, field counts and portal addresses on this page are taken from the Glossary of Revenue Terms and the Citizen Centric Services list published by the Department of Land Resources; anything those sources do not give, we have said so rather than filled in. Verify every entry on the official portal and with the office concerned before you rely on it. Nothing here is legal advice; for a transaction, have your own advocate read your own papers.