What is Change of Land Use (CLU) in Karnataka? (2026 Guide)
Learn what Change of Land Use (CLU) means in Karnataka, when you need it, how to apply, documents required, fees and how it differs from DC Conversion.
Quick Summary (TL; DR)
A Change of Land Use (CLU) is the official government permission needed when you want to use land for something different from what the Master Plan (zoning rules) allows in that area, such as building houses or shops on land marked for farming or open space.
It is granted under the Karnataka Town and Country Planning Act by planning authorities like the BDA, BMRDA, DTCP, or the local Urban Development Authority.
In Karnataka, agricultural land is officially recorded for farming only, so you generally need to first get it converted to non-agricultural use under Section 95 of the Karnataka Land Revenue Act through the Deputy Commissioner.
If your planned use also does not match the Master Plan’s zoning, a separate CLU approval is required in addition.
Without the necessary conversion and/or CLU, any construction is illegal and can be demolished, along with penalties. Always check with the local authorities for your specific land.
What is Change of Land Use (CLU)?
A Change of Land Use (CLU) is the official permission that lets you legally shift the purpose of that land from one category to another. It is issued by a government authority after reviewing your application and checking if the change fits the development plan for the area.
Every piece of land in India has a designated use. This designation is set by the local planning authority in what is called a Master Plan or a Comprehensive Development Plan (CDP).
The designated use tells you what that land is officially meant for farming, housing, commercial activity or industry. You cannot simply decide to use agricultural land for building a house or a shop. Doing so without permission is illegal.
Important 2025 Update: Under the Karnataka Land Revenue (Amendment) Rules, 2025, the process has been significantly streamlined - especially for land falling under published Master Plans. Prior separate DC permission is often not required in Master Plan areas. You can now apply directly to the Planning Authority via an affidavit-based route with deemed approval provisions.
The permission is issued by the Deputy Commissioner (for areas outside Master Plans) or by the relevant Planning Authority (BDA, BMRDA, DTCP, LPA). Without valid approval, any construction is illegal and can be demolished.
Land Use Type | What It Means |
Residential | Used for homes, apartments and housing layouts |
Commercial | Used for shops, offices, malls and hotels |
Industrial | Used for factories, warehouses and manufacturing |
Agricultural | Used for farming, cultivation and related activities |
Institutional | Used for schools, hospitals and government buildings |
Open Space / Parks | Reserved for green areas and public open spaces |
When Do You Need a CLU in Karnataka?
In Karnataka, two separate processes are often confused: DC Conversion and CLU. Here is when each applies.
1. DC Conversion - For Agricultural Land in Revenue Records
If your land is classified as agricultural in the revenue records (RTC / Pahani), you need a DC Conversion Order under Section 95 of the Karnataka Land Revenue Act, 1964. This is handled by the Deputy Commissioner (DC) of the district. This is the most common situation for land on Bangalore's periphery - Sarjapur, Anekal, Devanahalli, Ramanagara and so on.
2. CLU Under the KTCP Act - For Non-Agricultural Land with Zoning Mismatch
If your land is already classified as non-agricultural in revenue records but the zoning in the Master Plan says something different from what you want to build, you need a CLU under Section 14-A of the Karnataka Town and Country Planning (KTCP) Act, 1961. This applies when:
The land is non-agricultural in the RTC but is zoned for a different use in the CDP
A developer wants to convert commercially zoned land to residential or vice versa
The land sits in a zone that requires planning authority approval for the intended use
In practice, both DC Conversion and CLU may be needed together for land on the urban fringe that is agricultural in revenue records but has a specific non-agricultural zoning in the CDP.
Who Issues the CLU in Karnataka?
The issuing authority depends on where your land is located.
Location of Land | Issuing Authority |
Within BDA limits (Bengaluru) | BDA (Bangalore Development Authority) or BBMP |
Within BMRDA but outside BDA limits | BMRDA / Local Planning Authority (LPA) |
Smaller towns - Tier 2 and Tier 3 | DTCP (Director of Town and Country Planning) |
Agricultural land (revenue classification) | Deputy Commissioner of the district |
KIADB allotted land | KIADB (Karnataka Industrial Areas Development Board) |
Why Does CLU Matter for Buyers?
Most buyers focus only on the sale deed and ignore the land use status. That is a serious mistake. Here is what can go wrong without a valid CLU:
The construction can be declared illegal and a demolition notice can be issued
Banks will not give you a home loan on land without proper CLU or conversion
You cannot get BESCOM electricity or BWSSB water connection on an unconverted plot
BBMP or BDA will not approve your building plan
Selling the property later becomes difficult because buyers and banks will spot the issue
Always ask to see the RTC from the Bhoomi portal and check the zoning in BDA's master plan before buying any plot in or around Bengaluru.
How to Apply for CLU / DC Conversion in Karnataka?
Since most buyers in Bangalore deal with agricultural land on the periphery, here is the DC Conversion process under Section 95.
1. Check the RTC on the Bhoomi portal (landrecords.karnataka.gov.in) to confirm the land is classified as agricultural
2. Verify the land's zoning in BDA's or BMRDA's Master Plan - some zones like Green Belt or Agriculture Protection Zone cannot be converted
3. Log in to the Karnataka Revenue Department's online portal and fill in the land conversion application
4. Attach all required documents (see list below)
5. Pay the applicable conversion fee based on land area, location and intended use
6. The Deputy Commissioner reviews the application - a field verification may be conducted
7. If approved, the DC issues a Conversion Order (CO)
8. Update the RTC through a mutation at the Taluk office to reflect the new land classification
What are the Documents Required for CLU / DC Conversion in Karnataka
Document | Why It Is Required |
RTC (Record of Rights, Tenancy and Crops) | Proves current agricultural classification |
Title Deed / Sale Deed | Establishes ownership of the land |
Mutation Register Extract | Shows history of ownership changes |
Survey Sketch / FMB Sketch | Shows the land boundaries and measurements |
Encumbrance Certificate (EC) | Confirms no outstanding loans or claims |
Aadhaar and ID Proof of Applicant | Establishes identity of the owner |
Affidavit stating purpose of conversion | Declares the intended new use of the land |
Application fee payment receipt | Proof of fee payment to the authority |
How Long Does CLU Take and What Are the Fees?
Factor | Revenue Conversion / CLU (2026) |
Timeline | 30 days for decision (deemed approval if delayed); Planning Authority cases vary |
Issuing Authority | Planning Authority (Master Plan areas) or DC |
Fee Basis | Varies by land area, location and intended use (residential/commercial/industrial) |
Online Process | Yes, fully online via Bhoomi portal |
Fees for DC Conversion are set by the Karnataka government and revised periodically.
New Exemptions under 2025 Rules
Up to 2 acres of agricultural land for new industrial projects (if aligned with the Master Plan).
Certain exemptions for renewable energy projects. Confirm eligibility before applying
What Is the Difference Between CLU and DC Conversion?
These two terms are often used interchangeably but they are not the same.
Factor | DC Conversion | CLU (KTCP Act) |
Applicable to | Agricultural land in revenue records | Non-agricultural land with zoning mismatch |
Law | Karnataka Land Revenue Act, Section 95 | KTCP Act, Section 14-A |
Authority | Deputy Commissioner | BDA / BMRDA / DTCP / Planning Authority |
Typical scenario | Converting farmland to plot for a house | Changing zoned industrial land to residential use |
In many cases, a landowner needs both first a DC Conversion to change the revenue classification from agricultural and then a CLU if the planning zone does not match the intended use.
How Vault Proptech Helps With CLU and Land Verification?
Before you buy any plot in or around Bengaluru, Vault Proptech does a full land records check RTC, zoning status, EC and conversion order so you know exactly what you are buying.
Verify RTC from Bhoomi portal and check agricultural or non-agricultural status
Cross-check zoning in BDA, BMRDA and DTCP master plans
Confirm if a valid DC Conversion Order or CLU exists for the plot
Flag any restricted zones - Green Belt, Agriculture Protection Zone, Forest Zone
End-to-end documentation support from application to conversion
