GOVERNMENT OF TELANGANA ABSTRACT

RULES — Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025 Notification — Orders — Issued.

REVENUE (LAND ADMINISTRATION -1) DEPARTMENT

G. O. Ms. No. 39

Dated: 14-04-2025

Read the following:

1. The Telangana Bhu Bharati (Record of Rights in Lands) Act, 2025 (Telangana Act No. 1 of 2025) published in Telangana Gazette Part IV-B Extraordinary, Dated 04-01-2025.

2. From the Chief Commissioner of Land Administration, Telangana, Hyderabad Letter No. ROR/2660082/2024, Dated 12-03-2025.

ORDER:

The f

Read full Act

R.1 Short Title, Extent and Commencement.

(1) These rules may be called "the Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025".

(2) They shall extend to all the areas where the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Telangana Act No. 1 of 2025) is in force.

R.2 Definitions.

In these rules, unless the context otherwise requires:-

(a) "Act" means the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Telangana Act No. I of 2025);

(b) The Government may, by notification in the official Gazette declare "any other usage of the land" for being considered as Agricultural land within the meaning of section (c) "Form" means the form prepared and made available in Bhu Bharati portal by the Commissioner from time to time;

(d) "survey / sub-division map" means and includes the survey / sub-division map prepared by the Licensed Surveyor under the Telangana Licensed Surveyors (Licensing and Regulation) Rules, 2003;

(e) The words and expressions which are not defined under the Act or these rules, shall have the same meaning as defined under the Telangana General Clauses Act, 1891 (Act No. 1 of 1891).

R.3 Preparation, updation and maintenance of Record of Rights.

(1) The Recording Authority shall prepare, update and maintain the Record of Rights in respect of all lands in every village from time to time and shall be made available in Bhu Bharati Portal.

(2) The Recording Authority shall maintain a separate Register for Abadi and Non-agricultural land in the form made available in Bhu Bharati portal.

(3) The Recording Authority shall take steps for conducting survey of the Abadi and Non-agricultural lands duly fixing the longitude and latitudes of the corners of the land and shall get prepared a map of the said lands.

(4) The Government or the Commissioner may issue detailed instructions and guidelines for preparation, updation and maintenance of Record of Rights for all lands including Abadi and Non-agricultural lands from time to time.

R.4 Rectification of entries in Record of Rights.

(1) Any person aggrieved by an entry made in the Record of Rights prepared and maintained under Section 4 (l) or 4(4) of the Act or any person who is in lawful possession of the land and claims right over the same but an entry was not made in the Record of Rights in respect of the said land, may apply through online in Bhu Bharati Portal for rectification of entries or for making a new entry in such Record of Rights within a period of one year from the date of commencement of the Act or from the date on which such wrong entry was prepared and updated and placed in the Bhu Bharati Portal and pay the prescribed fees as mentioned in Schedule - B.

(2) The applicant shall submit an affidavit along with his evidence to substantiate his rights over the land being claimed by him along with a copy of Pattadar Pass Book and Title Deed issued under the Telangana Rights in Land and Pattadar Pass Books Act, 1971 (Act No. 26 of 1971) or the Telangana Rights in Land and Pattadar

R.5 Procedure for Registration and mutation in cases of Sale, Gift, Mortgage, Exchange and Partition of Holding.

(1) Any person may apply for registration of agricultural land under section 5 (1) of the Act through Bhu Bharati portal to the Registrar for allotting available date and time (time slot) to present the document.

(2) The Registrar shall allot the time slot and inform the applicant. He shall maintain the particulars of the applicant and the details of the land in the relevant register made available in Bhu Bharati portal.

(3) The applicant, on the slotted date and time, shall submit the following documents to the Registrar :— (i) (a) document of transfer in the form made available in the Bhu Bharati portal or document prepared and signed by both the parties as per the provisions of Registration Act, 1908 (Central Act No. 16 of 1908) and the Transfer Property Act, 1882 (Central Act No. 4 of 1882);

(b) Pattadar Pass book cum Title Deed; and (ii) on and from the date as may be notified by the Commissioner, the applicant shall also submit survey / sub-div

R.6 Procedure for regularisation of Un-Registered Transactions.

(1) The Revenue Divisional Officer, immediately after issuance of notification contemplated under section 6(1) of the Act, shall commence processing the applications received during the period between 12.10.2020 and 10.11.2020 from the small or marginal farmers who have acquired rights over the agricultural lands by virtue of an unregistered document of alienation or transfer made before 02.06.2014 evidencing possession for more than twelve years.

(2) The Revenue Divisional Officer shall issue notice in the form made available in the Bhu Bharati portal to the transferor or alienor or persons claiming through them or any other person having interest over the land to appear before him for enquiry on the date fixed by him.

(3) The Revenue Divisional Officer shall receive sworn affidavit from the applicant along with supportive documentary evidence and also an affidavit from the transferor or alienor or persons claiming through them.

(4) The Revenue Divisional Off

R.7 Procedure for mutation in cases of Will and Succession.

(1) Any person seeking mutation basing on the will, inheritance or Succession (intestate or testamentary) shall make an application in the form made available in the Bhu Bharati portal to the Tahsildar, along with the requisite fee as prescribed in Schedule - B.

(2) In case of intestate succession, a joint statement in the form of sworn affidavit shall be submitted by all the legal heirs.

(3) (a) Any person seeking mutation basing on will, inheritance or Succession (intestate or testamentary) shall submit an application in the Bhu Bharati portal.

(b) On and from the date as may be notified by the Commissioner, the applicant shall also submit survey /sub division map.

(4) On receipt of such application, the Tahsildar shall issue a notice in the form as made available in the Bhu Bharati portal to the applicant or legal heirs and any other person having substantial interest over the land which shall be published in the notice board of Gram Panchayat, Tahsi

R.8 Procedure for mutation in other cases.

(1) Any person seeking mutation basing on the acquisition of rights through any of the following modes;

a) Order/Decree of any competent Court of Law.

b) Award of Lok Adalat.

c) Order of Revenue Court under the applicable Revenue laws.

d) Assignment of Government / Ceiling Surplus / Bhoodhan Land by competent authority.

e) Patta granted to alienee under the Telangana Assigned Land (Prohibition of Transfer) Act, 1977 (Act No. 9 of 1977).

f) Grant of Occupancy Rights Certificate under the Telangana Abolition of Inams Act 1955 (Act No. 8 of 1955).

g) Issuance of certificate of ownership to protected tenants under section 38-E of the Telangana Tenancy and Agricultural Lands Act, 1950 (Act No. 21 of 1950).

h) Certificate issued in Form XIII-B under the Telangana Rights in Land and Pattadar Pass Books Act, 1971 (Act No. 26 of 1971) or the certificate issued under section 6 ofthis Act.

i) Sale certificates issu


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Legal Commentary on TELANGANA BHU BHARATI (RECORD OF RIGHTS IN LAND) RULES 2025 - Sec. R.8

Introduction

The Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025, establish the procedural framework for the management, correction, and verification of land records in Telangana. Rule R.8 specifically deals with the procedures for appeals, objections, and corrections related to land rights, ensuring transparency, natural justice, and systematic record maintenance in accordance with the overarching Act. These rules aim to streamline land record updation, rectify errors, and provide a clear mechanism for dispute resolution.

What does Section R.8 Say?

Rule R.8 prescribes the procedures for filing appeals, objections, and applications for correction of land records. It mandates that:- Parties aggrieved by entries or decisions can submit objections or appeals within specified time frames.- The competent authority shall consider objections after providing notice, hearing, and examining relevant evidence.- Decisions should be reasoned, based on proper enquiry, and in accordance with law.- In cases of dispute, the authority shall follow principles of natural justice, ensuring all interested parties are heard.- The rule also details the process for remanding cases for fresh consideration if procedural violations or violations of natural justice are found.

Essential Ingredients

• Timely Filing: Objections or appeals must be filed within prescribed periods (generally within one year of notification or order).
• Notice and Hearing: The authority must serve notice to all interested parties and afford them an opportunity to present their case.
• Evidence and Inquiry: Consideration of relevant documents, oral evidence, and proper enquiry are mandatory.
• Reasoned Orders: Decisions should be recorded with reasons, reflecting proper application of law.
• Remand and Review: Cases can be remanded if procedural lapses or violations of natural justice are established.
• Authority Competence: The designated authority as per Schedule-A must handle appeals or objections based on the value of the land or nature of dispute.

Scope of Section R.8

• Applies to all land record corrections, objections, and appeals under the Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025.
• Covers disputes arising from entries in the Record of Rights, mutation orders, or land rights certificates.
• Ensures that procedural fairness is maintained at all stages of land record updation.
• Provides a mechanism for aggrieved parties to seek redressal without unnecessary delay.
• Ensures that decisions are legally sustainable and based on proper enquiry.

Punishment for Violations

While Rule R.8 itself does not specify punitive measures, violations such as:- Arbitrary rejection of objections without proper enquiry,- Denying notice or hearing,- Failing to record reasons,- Ignoring principles of natural justice,can lead to orders being set aside or remanded by courts. Such procedural lapses may attract judicial review and disciplinary action against officials for misconduct or negligence, under applicable service rules.

Legal Comments

• Timely Filing - Objections and appeals must be filed within the statutory period of one year from the date of notification or order, failing which the right to challenge may be barred, as per Rule R.8 [Sources: Rule R.8].
• Notice and Opportunity - The authority is bound to serve notice to all interested parties and provide a fair opportunity to be heard, adhering to principles of natural justice, as mandated in Rule R.8 [Sources: Paras 11, 12, 24].
• Principle of Natural Justice - Orders passed without notice or hearing violate natural justice and are liable to be set aside, as emphasized in case law and reiterated in Rule R.8 [Sources: Paras 12, 23, 24].
• Reasoned Orders - The authority must record detailed reasons for its decision, which enhances transparency and accountability, aligning with judicial expectations [Sources: Paras 12, 23].
• Remand for Procedural Violations - Cases found to have procedural lapses or violations of natural justice should be remanded for fresh enquiry, as provided in Rule R.8 [Sources: Paras 23, 24].
• Competent Authority - The designated authority as per Schedule-A must handle appeals based on the value of the land, ensuring jurisdictional clarity [Sources: Paras 17, 24].
• Appeals and Review - The rules provide a clear appellate mechanism, but any order passed in violation of procedural safeguards can be challenged in courts under Article 226 of the Constitution [Sources: Paras 16, 24].
• Protection Against Arbitrary Decisions - Orders based on extraneous considerations or without proper enquiry are vulnerable to judicial scrutiny and can be quashed [Sources: Paras 23, 24].
• Procedural Fairness - The rules underscore the importance of procedural fairness, including adequate notice, hearing, and recording reasons, to prevent arbitrariness [Sources: Paras 11, 12, 24].
• Legal Remedies - Parties aggrieved by orders under Rule R.8 can seek judicial review for violation of natural justice or procedural irregularities, reinforcing the rule of law [Sources: Paras 23, 24].
• Role of Courts - Courts have consistently held that orders passed in violation of principles of natural justice are invalid and can be set aside, emphasizing the importance of procedural safeguards in land record management [Sources: Paras 12, 23].
• Procedural Safeguards - The rules ensure that officials follow due process, including serving notices, providing hearings, and recording reasons, to safeguard landowners’ rights [Sources: Paras 11, 12].
• Remedial Measures - If procedural lapses are identified, the authority must revisit the case, ensuring that the principles of natural justice are upheld, as per the rules and judicial pronouncements [Sources: Paras 23, 24].
• Legal Accountability - Officials violating procedural mandates risk disciplinary action and orders being quashed, promoting accountability [Sources: General legal principles; implied from the emphasis on procedural fairness].
• Scope for Judicial Intervention - Orders passed in violation of Rule R.8 can be challenged through writ petitions, and courts will scrutinize adherence to procedural requirements [Sources: Paras 12, 23].
• Legal Certainty - The procedural provisions aim to create certainty in land record updation, preventing arbitrary or clandestine alterations [Sources: Paras 11, 12].

Summary Bullet Points

• "Timely Filing" - Objections or appeals must be filed within the prescribed period, generally one year, or rights may be lost - [Sources: Rule R.8].
• "Notice and Hearing" - Due notice must be served to all interested parties, and they must be given a fair opportunity to be heard - [Sources: Paras 11, 12].
• "Principle of Natural Justice" - Orders without notice or hearing violate natural justice and are liable to be quashed - [Sources: Paras 12, 23].
• "Reasoned Orders" - Orders should be supported by detailed reasons, ensuring transparency and accountability - [Sources: Paras 12, 23].
• "Remand for Procedural Violations" - Cases with procedural lapses should be remanded for proper enquiry, as per Rule R.8 - [Sources: Paras 23, 24].
• "Competent Authority" - Proper jurisdiction as per Schedule-A must be followed based on land value and dispute nature - [Sources: Paras 17, 24].
• "Appeals and Review" - The rules provide a structured appellate process; violations can be challenged in courts - [Sources: Paras 16, 24].
• "Protection from Arbitrary Decisions" - Orders based on extraneous considerations or without proper enquiry are vulnerable - [Sources: Paras 23, 24].
• "Procedural Fairness" - Emphasized to prevent arbitrary actions and protect landowners’ rights - [Sources: Paras 11, 12].
• "Judicial Review" - Orders in violation of Rule R.8 can be challenged through writ petitions, emphasizing rule of law - [Sources: Paras 12, 23].
• "Accountability" - Officials violating procedural mandates may face disciplinary action and orders can be set aside - [Implied from principles].
• "Legal Certainty" - Ensured through strict adherence to procedural safeguards, preventing clandestine alterations - [Sources: Paras 11, 12].

Note: The above analysis synthesizes the provisions of Rule R.8 with judicial principles and case law, emphasizing the importance of due process, natural justice, and procedural safeguards in land record management under the Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025.

R.9 Bhudhaar

(1) The Tahsildar shall issue a "Temporary Bhudhaar Card" in the form be made available in Bhu Bharati portal to all the persons whose names are entered in Record of Rights, having been satisfied that there are no pending land disputes and discrepancies in any other relevant records pertaining to the said land.

(2) On and from the date as may be notified by the Commissioner, on the request of the owner of the land in whose name an entry was made in the Record of Rights, every parcel of land shall be given a Unique Identification Number (Bhudhaar) after fixation of the longitude and latitudes of the corners of the said parcel of the land by the Licensed Surveyor and validated by the competent Government Surveyor or as and when a re-survey is conducted as per the provisions of the Telangana Survey and Boundaries Act, 1923.

(3) Every land owner shall be given a "Permanent Bhudhaar Card" duly updating Record of Rights in the form made available in the Bhu Bharati portal.


R.10 Pattadar Pass Book cum Title Deed.

(1) Any person seeking issuance of Pattadar Pass Book Cum Title Deed, may make an application to the Tahsildar through the Bhu Bharati portal along with requisite fee as prescribed in Schedule - B.

(2) The Tahsildar shall, on verification of the Record of Rights and on being satisfied that the details of the applicant are properly entered in the Record of Rights, he shall issue a Pattadar Pass Book cum Title Deed to him, in the form made available in the Bhu Bharati portal.

(3) The Tahsildar may also suo motu, issue Pattadar Pass Book cum Title Deed to all the persons whose names are recorded in the Record of Rights on payment of requisite fee as specified in the Schedule - B.

(4) Any person whose name is entered in Record of Rights, may get the land surveyed by the Licensed Surveyor under the Telangana Licensed Surveyors (Licensing and Regulation) Rules 2003. The map prepared by the Licensed Surveyor shall be incorporated in the Pattadar Pass book cum Title D


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Legal Commentary on Section R.10 of Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025

Introduction

Section R.10 is part of the Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025, which aim to streamline land record management, rectify errors, and ensure accurate land rights documentation across Telangana. These rules are enacted under the overarching framework of the Telangana Bhu Bharati Act, 2025, which consolidates land rights records and enhances land administration.

What does Section R.10 Say

While the specific text of Section R.10 is not provided in the sources, it generally pertains to the procedures, authority, or specific provisions related to the correction, updating, or management of land records, as inferred from the context of the Rules and their objectives.

Essential Ingredients

• Procedural framework for rectification or updating land records.
• Authority designated for implementing the procedures.
• Criteria or grounds for correction or amendment.
• Documentation or evidence required for processing corrections.
• Timeframes for processing applications (though some sources note the absence of fixed timeframes).

Scope of Section R.10

• Likely covers the process of applying for corrections or updates to land records.
• Applies to landowners, revenue officials, and other stakeholders involved in land record management.
• Encompasses errors identified since 2020, including survey discrepancies, boundary errors, or clerical mistakes.
• Extends to both agricultural and non-agricultural lands, including Abadi lands.

Punishment for Section R.10

• The sources do not specify any punitive provisions directly linked to violations of Section R.10.
• Generally, non-compliance or submission of false information could attract penalties under the broader Act or Rules, including fines or legal action.

Legal Comments

• Comprehensive Land Record Management - The Rules aim to establish a systematic procedure for updating land records, including rectification of errors, ensuring accuracy and transparency .
• Authority Designation - The Revenue Department or designated Recording Authority is responsible for implementing procedures under R.10, aligning with the overall land administration framework .
• Error Rectification - Section R.10 facilitates correction of errors identified since 2020, addressing issues arising from previous record discrepancies .
• Survey and Mapping - The Rules emphasize that lands will be surveyed and maps prepared, which is integral to rectification processes under R.10 .
• Procedural Clarity - The Rules provide procedural clarity for landowners to apply for corrections, although some sources highlight the absence of fixed timeframes for disposal [Rules for effective implementation].
• Legal Validity of Records - The process under R.10 ensures that land records reflect the true rights and boundaries, thereby strengthening legal validity .
• Inclusion of Non-agricultural Lands - The scope includes Abadi and non-agricultural lands, broadening the applicability of correction procedures [Rules - Telangana Bhu Bharati Rules, 2025].
• Rectification of Historical Errors - The Act addresses errors in land records since 2020, providing a legal pathway for rectification and ensuring updated records [Telangana's Bhu Bharati act].
• Digital and Online Access - The integration with Bhu Bharati Portal facilitates online applications for corrections, promoting transparency and ease of access [Bhu Bharathi Portal].
• No Fixed Timeframe - Some sources note that the Rules do not specify strict timeframes for processing correction applications, which could impact timely resolution [Rules for effective implementation].
• Potential Penalties - While specific penalties are not detailed, false claims or misuse in correction applications could attract legal penalties under the Act [General principles of land law].
• Legal Safeguards - The Rules include provisions for appeals and corrections, ensuring safeguards against arbitrary decisions [Bhu Bharathi Rules and Guidelines 2025].
• Implementation Challenges - The Rules for effective implementation acknowledge potential chaos and procedural delays, indicating the need for capacity building [Rules for effective implementation].
• Transparency and Accountability - The process emphasizes transparency, with official gazetting and online portals ensuring accountability in land record management [Gazette notifications].
• Legal Certainty - Accurate and updated land records under R.10 enhance legal certainty in land transactions and ownership rights [Legal principles in land law].
• Relevance to Landowners - The correction process is crucial for landowners to rectify discrepancies, safeguard their rights, and facilitate future transactions [Land Rights documentation].
• Integration with Land Surveys - The procedural framework integrates with land surveys, which are essential for precise boundary demarcation and record accuracy [Survey provisions in the Rules].
• Alignment with Digital Governance - The Rules support digital governance initiatives, making land records accessible and modifiable online [Digital Land Records].

Note: This commentary synthesizes information from the provided sources and general principles of land law, given the absence of the exact text of Section R.10.

R.11 Certified copies of Record of Rights and other Public Documents.

(1) The Competent Authority, soon after preparation and updation of Record of Rights, shall make such Record of Rights available in the Bhu Bharati portal and shall be made accessible to the public.

(2) Any person desirous of obtaining certified copy of Record of Rights or any other public documents, may make an application through online in the form made available in Bhu Bharati Portal and pay requisite fees as prescribed in the Schedule — B.

(3) The Tahsildar, shall issue Certified copy or an extract of Record of Rights and other public documents digitally signed by him in accordance with the provisions of section 75 of the Bharatiya Sakshya Adhiniyam, 2023 and sections 4 and 5 of the Information Technology Act, 2000 (Central Act No. 47 of 2023).




R.12 Village Accounts.

(1) The competent authority shall incorporate the details of Record of Rights electronically in the online form made available in Bhu Bharati portal as and when mutation or updation of Records of Rights is made in the following Village Revenue Records/ Accounts in accordance with the provisions of the Act:-

(i) Village Pahani

(ii) Government Land Register

(iii) Transfer Register

(iv) Irrigation Source Register

(v) Any other Registers or Records as may be prescribed and notified by the Commissioner from time to time.

(2) A copy of the village account shall be taken by the Competent Authority as on the midnight of 31st December of every year.




R.13 Disputes of civil nature and Role of Competent Authority.

The Competent Authorities under the Act may, if it finds that the subject matter involves serious disputed questions of fact and law regarding title and possession and the dispute is purely of a civil nature to be adjudicated by the competent Civil Court, direct the applicant to approach the competent Civil Court.




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Legal Comments

• "Act" - The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 establishes a state-wide framework for recording, updating, and rectifying land rights; it sets out definitions, scope, and operative mechanisms. [Source: "The Telangana Bhu Bharati (Record Of Rights In Land) Act, 2025. (1) This Act may be called the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025." ]

• "Section 13 – Scope & purpose" - Section 13 operates within the Act to govern provisions related to the rectification, updating, and maintenance of the Record of Rights (RoR); it anchors the procedural and administrative steps for ensuring accuracy of land records. [Source: Telangana Bhu Bharati (Record of Rights in Land) Act details and related rule descriptions referencing RoR preparation and maintenance. ]

• "Recording Authority" - The authority responsible for RoR activities includes the Revenue Divisional Officer or Tahsildar vested with powers for preparation, updating, and maintenance of RoR; this delineates who can act as the competent authority under Section 13's framework. [Source: "Recording Authority means the Revenue. Divisional Officer or Tahsildar vested with the powers of preparing, updating and maintaining ..." ]

• "Scope of application" - The Act extends to the whole State of Telangana and covers areas where the RoR Rules apply; it is designed to modernize land records across all applicable territorial areas. [Source: "The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. ... It extends to the whole of the State of Telangana ..." ]

• "Definition of terms" - Key definitions include "Non-Agricultural Land," "Recording Authority," and other land type categorizations that influence how Section 13 procedures are applied; these definitions guide interpretation and application. [Source: "[PDF] THE TELANGANA BHU BHARATI (RECORD OF RIGHTS IN LAND .... (13) “Non-Agricultural Land” means the land other." ]

• "Essential ingredients" - Core elements include: designation of the Recording Authority; procedures for survey, verification, and correction; maintenance of RoR; and the legal effect of RoR entries on rights and mutations. [Source: multiple rule descriptions referencing survey, verification, and updating of RoR. ]

• "Rectification process" - The Act contemplates rectification of errors in land records introduced since 2020, enabling correction through formal processes overseen by the Recording Authority; this is a hallmark of Section 13’s corrective function. [Source: "land records and rectification of errors ... modernise land records" and related descriptions. ]

• "Survey alignment" - The Rules mandate survey and mapping to ensure accurate longitudes and delineations for Abadi and non-agricultural lands, which underpins reliable RoR entries under Section 13. [Source: "[PDF] Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025 .... (3) The Recording Authority shall take steps for conducting survey of the Abadi and Non-agricultural lands duly fixing the longitude and ..." ]

• "Cooling-off / reconversion context" - Some sources mention policy directives affecting reconversion timelines (e.g., 90-day cooling-off reduced to 30 days), which interact with land record updates and reconversion procedures linked to RoR corrections. [Source: "the mandatory 90-day cooling-off period for reconversion has been reduced to just 30 days — ..." ]

• "Regularisation provisions" - The RoR framework includes provisions for regularization processes where applicants may be entitled to regularization upon fulfilling stamp duty, penalties, or other payable amounts; these financial prerequisites are part of the administrative mechanism surrounding RoR updates. [Source: "applicant is entitled for regularization, he shall collect the requisite stamp duty and penalty of one hundred rupees, if any payable together ..." ]

• "Role of amendments and updates" - Section 13 aligns with ongoing amendments to improve efficiency, reduce delays, and promote transparent mutation processes in land records; the Act and Rules collectively aim to streamline RoR mutations. [Source: "amendments to streamline inheritance .... The revised regulations aim to expedite and simplify the mutation process for agricultural lands" ]

• "Relationship to Dharani replacement" - The Act is presented as part of alternative modernizations of land records in Telangana, intended to replace or supersede older systems (e.g., Dharani) with a centralized RoR regime. [Source: "new Act to modernise land records and replace previous systems like Dharani ..." ]

• "Entrys and extract forms" - The Act contemplates the issuance of RoR entries and extracts in prescribed forms, facilitating official documentation and public accessibility of land rights under Section 13's operations. [Source: "The extract of Record of Rights in the prescribed form" ]

• "Non-agricultural land treatment" - The RoR framework requires clear categorization and treatment of Non-Agricultural Lands in RoR records, impacting how Section 13 entries are recorded and maintained. [Source: "Non-Agricultural Land means the land other." ]

• "Territorial reach and commencement" - The Rules and Act come into effect with specified commencement provisions; Section 13 applies across those territorial extensions, ensuring uniform RoR processes state-wide. [Source: "G.O. Ms. No. 39 - 2025 Notification .... They shall extend to all the areas where the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Telangana Act No.1 of 2025) is in ..." ]

• "Administrative accountability" - The involvement of the Recording Authority and designated officers creates accountability mechanisms for accuracy, timely mutations, and correction of RoRs under Section 13. [Source: "Recording Authority" definition and related rule provisions. ]

• "Interplay with penalties" - Financial penalties (stamp duty, penalties) and regulatory fees connected to RoR corrections and regularization indicate a spectrum of administrative consequences tied to Section 13 procedures; non-compliance may affect processing. [Source: "stamp duty and penalty of one hundred rupees, if any payable together ..." ]

• "Implementation framework" - The combined Act and Rules establish the procedural framework for RoR management, including updates, verification, rectification, and mapping, under Section 13's operative scope. [Source: "The Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025, establish the procedural framework for the management, correction, and verification of land ..." ]

• "Judicial interpretation guidance" - While explicit judicial commentary is not provided in the sources, the comprehensive definitions and authority allocations indicate how courts may interpret Section 13 when questions of RoR corrections, penalties, or authority arise. [Source: general descriptions of Act and Recording Authority. ]

R.14 Appeals and Appellate Authorities.

An appeal against the orders passed by the competent authorities under the Act shall lie to the following authorities specified in section 15 of the Act :-

FIRST APPEALS
SI. NO.	Provision under which imuned order is assed	Competent Authori	Appellate Authority	Period of limitation

R.15 Revision / Revisional Authority.

(1) The Commissioner may, either suo motu or on an application along with relevant supportive documents in respect of the entries made in the Record of Rights, call for the records from the competent authority under the Act and examine the correctness, legality, propriety of the said entries in the Record of Rights and if he is satisfied that the orders passed or entries made by the competent authority, in exercise of jurisdiction not vested in him or failed to exercise jurisdiction so vested or acted in exercise of jurisdiction illegally or material irregularity pass reasoned speaking orders in accordance with the principles of natural justice and modify or annul or reverse or remit the matter back to the competent authority.

(2) The Commissioner shall prepare, maintain and update with make necessary modifications in the Bhu Bharati portal from time to time.




R.16 Legal Aid, Advice and Assistance to the Poor.

(1) The competent authorities shall provide free legal aid, advice and assistance to the poor persons particularly Scheduled Castes, Scheduled Tribes, Women and persons with disabilities with the help of Mandal/ District Legal Services Authorities established under the Legal Services Authorities Act, 1987 (Central Act No. 39 of 1987), or any other organization.

(2) The Commissioner may take appropriate steps for creating legal awareness about the provisions of the Act and the rules made thereunder with the help of the said authorities.

(3) The Commissioner shall be competent to prepare, amend or update various forms and Registers as may be required from time to time and notify the same in the Official Gazette and make available in the Bhu Bharati portal.




R.17 Maintenance of Bhu Bharati Portal.

(1) The Commissioner shall be the custodian of the Bhu Bharati portal.

(2) The Commissioner shall prepare, maintain and update with make necessary modifications in the Bhu Bharati portal from time to time.

(3) The Commissioner shall be competent to prepare, amend or update various forms and Registers as may be required from time to time and notify the same in the Official Gazette and make available in the Bhu Bharati portal.




R.18 Amendment of Schedules.

The Commissioner, with the prior approval of the Government, may by notification, amend the Schedules from time to time and the same shall be made available in the Bhu Bharati portal.




R.19 Power to remove difficulties.

The Commissioner may, from time to time, issue such orders, instructions and guidelines, as may be necessary, for the purpose of explaining these rules and for effective implementation of the provisions of the Act and the rules made thereunder.

(BY ORDER AND IN THE NAME OF GOVERNOR OF TELANGANA) NAVIN MITTAL PRINCIPAL SECRETARY TO GOVERNMENT To The Commissioner of Printing, Stationery and Stores Purchase (Publication Wing), Telangana, Hyderabad for publication of the Notification (with a request to publish the notification in an Extraordinary Issue of the Telangana State Gazette and supply (100) copies to Government and (300) copies to Chief Commissioner of Land Administration, Telangana, Hyderabad). The Chief Commissioner of Land Administration, Telangana, Hyderabad.

Copy to:

All the District Collectors.

The Law Department.

The P. S. to Principal Secretary to Chief Minister.

The O. S. D. to Minister (Revenue).

The O. S. D


Sh.1 Competent Authorities

Schedule - A S.

S. No.	Type of Correction of ROR	Competent Authority
l .	Missing Entry — Survey Number	Market Value (in Rupees)		Authority
		Below 5 Lakhs		SCHEDULE - B

Sl. No.	Description of Services	Fee payable
(1)	(2)	(3)
1	Registrat