Bengaluru's 2026 Bhoo Guarantee Package: Deviations, B-Khata and the Checks Buyers Still Need
In May 2026 the Karnataka government announced a property relief package for Bengaluru, often called the Bhoo Guarantee drive. It raised the tolerance for building plan deviations to 15%, opened a one-time settlement for regularisation charges and cut the fee for moving a property from B-Khata to A-Khata. This guide explains what the relief package changed, which parts were time-bound and what a buyer should still check before paying for a home with a deviation or a B-Khata.
What the 2026 Package Contained
The relief package brought several separate measures together under one announcement. Each one deals with a different problem, so it helps to read them one at a time:
- A higher limit for deviations from the sanctioned building plan, raised from 5% to 15%.
- A one-time settlement (OTS) with a 50% concession on regularisation charges for the first three months from 15 June 2026.
- A reduced B-Khata to A-Khata conversion charge of 2% of the guidance value, in place of 5%, for 100 days from 16 May 2026.
- A cut-off that limits conversion to properties entered in the B-register on or before 30 September 2024.
The concessions were time-bound, while the higher deviation limit is a change to the building rules. That difference matters a great deal for anyone buying in October 2026.
The Position in October 2026
The reduced conversion charge applied to applications filed in the 100 days from 16 May 2026, a window that closed in late August 2026. The 50% OTS concession covered the first three months from 15 June 2026, which ran to mid-September 2026. Conversion and regularisation stay open after those windows, but at the standard charges.
For a buyer, the practical result is simple. A seller who did not apply in time cannot pass on a discount that has expired, and the cost of fixing a defect now falls at the full rate. That cost belongs in the price discussion before any token amount is paid.
The 15% Deviation Limit Explained
A deviation is any difference between the building as built and the plan the authority sanctioned. Common examples in Bengaluru are a house built closer to the boundary than the setback allows, a slightly larger floor area or a small change in height. Until 2026, anything beyond 5% was treated as unauthorised, which left many owners unable to get an occupancy certificate.
The draft amendment to the Bengaluru building bye-laws was notified on 1 April 2026, and the higher 15% limit followed. Deviations within the limit can be regularised by paying a compounding fee, after which the owner can seek an occupancy certificate. Additional floors that were never sanctioned are outside this relief.
What the Limit Does Not Cover
Construction that goes beyond the 15% limit cannot be regularised under the relief package and may never receive an occupancy certificate. A building with an extra unsanctioned floor, or one that has built over most of its setbacks, falls in this group. For such a property, the defect stays with the building and passes to every future owner.
B-Khata and A-Khata in Plain Terms
An A-Khata is the record for a property built on approved land with sanctioned plans, and it gives the cleanest route to a home loan, a building plan and resale. A B-Khata is a tax record for a property with a defect in its approvals, such as an unapproved layout. Banks are often unwilling to lend against a B-Khata home, which limits who can buy it later.
Conversion moves a qualifying property into the A-register once the charge is paid. The charge is worked out on the guidance value, so a difference of three percentage points adds up quickly. On a property with a guidance value of Rs. 1 Crore, the standard 5% comes to Rs. 5 Lakhs, compared with Rs. 2 Lakhs at the reduced rate.
Checks Before Buying a Property with a Deviation or a B-Khata
The relief package gives a route to fix some defects, but the route only helps once it has been completed. A buyer should treat any pending regularisation as the seller's task, finished and documented before the sale deed is signed. These checks cover the main risks:
- Get the sanctioned plan and compare it with the building as built, with a measurement by an architect or surveyor.
- Work out the deviation as a percentage and confirm it is within the 15% limit, with no unsanctioned floor.
- Ask whether an occupancy certificate has been issued, or whether an application is pending.
- For a B-Khata, confirm the property was entered in the B-register on or before 30 September 2024.
- Ask for the conversion or regularisation receipt and the new khata, not a promise that it will follow.
- Check the encumbrance certificate, the tax receipts and the e-Khata before registration.
- Write any pending step into the sale agreement as a condition, with the cost assigned to the seller.
How the Relief Package Affects Price Talks
A home with a defect usually sells below a comparable clean property, and the gap reflects the risk and the cost of fixing it. With the concessions now over, the buyer should price in the full conversion or compounding charge, plus the time it takes. A seller asking a clean-property price for a home still on the B-register is asking the buyer to carry that cost.
For new apartments, the safest course is a project with an A-Khata, a sanctioned plan and a RERA registration. Comparing projects in a single locality, such as Whitefield, on these three points is a quick way to shortlist homes that need no regularisation at all.
Where to Get Help
Regularisation rules change through notifications, and the details of eligibility can differ from a news summary. A property lawyer can read the notification that applies to a specific building and match it with the documents. To compare projects with clean approvals across Bangalore, talk to our team before booking.
