Bengaluru's property documentation terminology has a way of overwhelming first-time buyers. OC, CC, A-khata, B-khata, EC, RERA number, share certificate — each term represents something specific and important, and missing any of them can create problems that range from inconvenient to genuinely deal-breaking.
Here is a plain-language explanation of what each document is, why it matters, and what it means if it is missing.
Occupancy Certificate (OC)
The Occupancy Certificate is issued by the local authority (BBMP or the relevant development authority) after inspecting a completed building and confirming it was built according to the approved plan. It certifies that the building is fit for occupation.
Why it matters: without an OC, the building is technically an unauthorised structure from the authority's perspective. Banks will typically not lend against apartments without OC. Reselling an apartment without OC to a buyer who wants a bank loan is extremely difficult. The authority can, in theory, order demolition of unauthorised construction — though in practice large established communities rarely face this, the legal risk is real.
What to do: ask for the OC before anything else. If the seller says it is "in process" or "applied for," treat that with caution — many Bengaluru properties have had pending OC applications for years.
Completion Certificate (CC)
Similar to the OC, but issued at the completion of construction rather than before occupation. In practice, the OC and CC are often confused and sometimes used interchangeably. The key thing to verify is that some form of authority sign-off confirming legal completion of construction exists.
Khata
The Khata is the BBMP's record of a property for tax purposes. An A-Khata means the property is fully regularised and appears on BBMP's approved development list. A B-Khata means it exists in BBMP's records but has some form of irregularity — typically construction that deviated from the approved plan, or properties in areas that have been merged into BBMP jurisdiction but not fully regularised.
Why it matters: A-Khata properties are generally easier to sell, easier to obtain loans against, and free from ambiguity about their regulatory status. B-Khata properties have been regularised in Bengaluru through various government schemes over the years, but their status requires more careful legal checking. Some B-Khata properties are perfectly fine for purchase; others have complications. Do not assume either way without legal advice.
Encumbrance Certificate (EC)
The EC is obtained from the Sub-Registrar's office and shows all registered transactions and charges on a property over a specified period — typically 15 to 20 years. A clean EC shows no outstanding mortgages or charges. An EC showing a mortgage that has not been formally discharged is a problem that needs to be resolved before you purchase.
The EC does not show unregistered disputes or court cases. For thorough due diligence, a search of court records at the relevant taluk and city civil court is also advisable.
RERA Number
The RERA number applies to under-construction projects registered under the Real Estate (Regulation and Development) Act. For resale apartments in completed communities, RERA registration does not apply — but for any new or under-construction purchase, always verify the RERA number on the Karnataka RERA website before committing.
Share Certificate
In cooperative housing societies, membership in the society is evidenced by a share certificate. When you buy a resale apartment in a society-structure community, confirm that the share certificate can be transferred to your name and understand the society's process for approving new members.
The Simple Rule
If a document is "pending," "in process," or "applied for," ask specifically: when was it applied for, what is the current status, and what happens to your purchase if it does not materialise? Get answers in writing. Documents that have been pending for years are rarely resolved quickly once you make the pressure to close your own.
If you are evaluating a resale property and want help understanding the document status, talk to us. We work with reliable property lawyers in Bengaluru and can help you navigate due diligence before you make an offer.
