Haryana · Land Records📘 Updated 29 Oct 2026 · ⏱ 9 min read
Jamabandi Haryana How to Check, Read and Verify It Online
For any plot, floor or farmland deal in Haryana, the Jamabandi is the first record to open. Here is how to find it, read every column, get a certified nakal, follow the mutation, and know what it cannot tell you.
Quick Answer
Haryana's Jamabandi is the village Record of Rights, free to view at jamabandi.nic.in by district, tehsil, village and khasra or owner name; certified nakal copies can be applied for online. It shows owners, shares, cultivators, area and remarks, but it does not prove title: add the deed chain, mutation status, an encumbrance search and DTCP and HRERA checks.
Learn Haryana property documents properly
The RERACertified™ Professional (RCP) Haryana track covers the RERA Act, HRERA rules and Haryana documentation, including Jamabandi and mutation. RERACertified sells this course. RCP is a private certification and does not replace HRERA agent registration.
jamabandi.nic.in (Revenue and Disaster Management Department)
Free view
"Jamabandi Nakal for checking": unsigned, for information only
Certified copy
Online application with mobile OTP; reported ₹100 for the first 10 pages of a Jamabandi + ₹5 per extra page, ₹100 for a mutation or registered deed (July 2026). Confirm on the portal.
Format
12 columns per entry; a fresh Jamabandi is prepared periodically, with mutations recorded in between
Mutation (intkal)
Auto-generated on registration of the sale deed since June 2026; check its status on the portal
Units
1 acre = 8 kanal; 1 kanal = 20 marla; 1 marla ≈ 272.25 sq ft
Colony approval
Licence from DTCP Haryana under the Haryana Development and Regulation of Urban Areas Act, 1975 (check at tcpharyana.gov.in)
What Do Khewat, Khatoni, Khasra and Killa Mean?
Learn these eight terms and a Jamabandi stops looking like a wall of Hindi.
Jamabandi
The Record of Rights for every holding in a revenue village: owners, shares, cultivators, area and remarks.
Fard / Nakal
A copy of the Jamabandi entry for one khewat or parcel. A certified (signed) nakal is what goes in a deal file.
Khewat
The ownership account. All co-owners of a holding sit under one khewat number, which can change in the next Jamabandi.
Khatoni
The cultivation account inside a khewat, showing who actually cultivates or occupies the land.
Khasra / Killa / Murabba
The field number. In consolidated villages land is laid out in rectangles (murabba or mustatil) divided into killas of about one acre, written as 45//12: rectangle 45, killa 12.
Intkal (Mutation)
The revenue entry that records a transfer by sale, inheritance, gift, partition or court order. The Jamabandi is updated from sanctioned mutations.
Girdawari
The patwari's crop inspection record, made each harvest season; useful evidence of possession.
Web-HALRIS
The Haryana Land Record Information System, which links registration with land records so a registered deed can trigger the mutation.
How Do You Check Jamabandi in Haryana Online?
1
Open the Jamabandi portal
Go to jamabandi.nic.in and open the Jamabandi tab. Choose the nakal option for checking (free, for information) or the verifiable copy option (login with mobile and OTP).
2
Select district, tehsil and village
Pick the revenue village, not the colony or sector name. Urban Gurugram, Faridabad and Panchkula still sit inside revenue villages with their own names.
3
Choose the Jamabandi year
Select the latest Jamabandi year available. Older years help when you trace how the land reached the present owner.
4
Search by owner, khewat, khasra or mutation date
Khasra (rectangle and killa) is the most reliable; a name search can return many namesakes.
5
Read the entry column by column
Match the seller's name, father's name and share in the owner column, the khasra and area, the cultivator column and the remarks column. Note every co-owner in the khewat.
6
Check mutations and pending entries
Open the mutation details for the khasra. A recent sale or inheritance may not yet be reflected in the Jamabandi year you viewed.
7
Get a certified copy for the file
For a real transaction, apply for a digitally certified copy and keep it in the deal file.
How Do You Read a Haryana Jamabandi Row?
Each entry has 12 columns. Printed headings vary slightly between copies.
Col.
Heading
What to check
1
Khewat / Khata no.
Ownership account. Everyone under it is a co-owner of that holding.
2
Khatoni no.
Cultivation account within the khewat.
3
Patti / Taraf
Village sub-division; background.
4
Malik (owner) with details
Names, father's name and share (hissa). The seller must appear here with a share that covers what is being sold. Notes such as rehan (mortgage) can appear here too.
5
Kashtkar (cultivator)
Who is in possession: khudkasht (owner himself) or a named tenant or occupant. A stranger here needs explaining.
6
Naam chah (irrigation source)
Well, canal or other source; background.
7
Khasra / Killa no.
Must match the khasra in the agreement and the site plan exactly.
8
Rakba and kism-zameen (area, land type)
Area in kanal-marla and class, e.g. nehri (canal-irrigated), chahi (well), barani (rain-fed), gair mumkin (not cultivable, such as built-up land or roads).
9–11
Rent and land revenue
Rent payable by a tenant and revenue details. A rent entry signals a tenancy.
12
Kaifiyat (remarks)
The most important column for risk: mutation numbers, mortgages, court stays, attachments and other notes. Read every word.
A Worked Example: The Plot That Looked Clean
An agent is asked to sell a 2 kanal 10 marla plot on a village road outside a Haryana city. The seller shows a typed fard. The agent pulls the record and finds:
Khewat 112, khasra 45//12, area 8 kanal, nehri.
Owners: A (½), B (¼), C (¼). The seller is C.
Kashtkar: B, khudkasht.
Kaifiyat: mortgage to a bank against the khewat; a mutation from last month marked pending.
Share check. C owns ¼ of 8 kanal = 2 kanal (40 marla). He is offering 2 kanal 10 marla (50 marla). He is 10 marla short.
Possession check. B, not C, is cultivating the field. There is no partition, so C cannot point to a specific piece as his own.
Charge check. The bank mortgage must be cleared or the bank's consent obtained.
Pending mutation. Someone transferred an interest last month. Pull that mutation before anything else.
Land use. It is irrigated farmland. A residential plot here needs change of land use or a licensed colony.
Five problems, none visible on the seller's typed sheet, all found before any token money changed hands.
Every term on a Haryana record, in one place
Khewat, kaifiyat, gair mumkin, Fard Badr, CLU and hundreds more Indian real estate terms, explained in plain English, in the India Real Estate Dictionary for ₹499.
Buyers used to apply for mutation separately after registration, and many never did. Since June 2026, Haryana's auto-mutation system generates a mutation number when the deed is registered.
Reports give different objection and approval timelines by case type, so do not promise a client a fixed number of days. Treat the deal as finished only when the mutation shows as sanctioned on the portal.
What Does a Jamabandi Not Prove?
A Jamabandi is a revenue record: strong evidence of who holds the land, but not a title deed. Here is what it misses.
Gap
Check instead
Full title chain
Registered sale deeds going back at least 30 years, matched to each mutation
Unrecorded loans
Encumbrance search at the sub-registrar; ask the seller for bank no-dues letters
Court cases not yet noted
Litigation search by a lawyer in the district courts
Permission to build a colony
DTCP Haryana licence (tcpharyana.gov.in) or CLU for the land
Project registration
HRERA: hareraggm.gov.in for Gurugram district, haryanarera.gov.in for the rest of the state
Government-allotted plots
HSVP allotment letter, possession and conveyance records
Red Flags to Look For
Seller not in column 4
No entry, no right to sell. Stop.
Share smaller than the area offered
Do the arithmetic, as in the example above.
Only one co-owner signing
The others must join, or a partition must be in place.
Anything in kaifiyat
Mortgage, stay or attachment must be cleared first.
Pending or recent mutations
Pull them; several transfers in quick succession need a reason.
Different person in possession
A tenant or occupant may have rights.
Farmland sold as a "colony plot"
Ask for the DTCP licence or CLU. Unlicensed colonies are a known problem in Haryana.
Typed fard only, no certified copy
Get your own copy from the portal.
How Is Haryana Different from Punjab?
Panchkula and Mohali agents work both sides of the border. The columns and words are almost identical, since both states inherited the same revenue system. The differences lie around it:
Mutation: Haryana now creates the mutation automatically on registration. In Punjab, follow the Punjab procedure.
Colony approvals: In Haryana, colonies are licensed by DTCP Haryana. Punjab has its own approval system.
RERA: HRERA has two authorities (Gurugram and Panchkula), and you need a separate agent registration in each state you work in.
Why Does This Knowledge Matter for an Agent?
Reading a Jamabandi is not a RERA Act duty, but it protects you.
Protected commission. Deals that fail at the lawyer's title check fail after weeks of work. Catching problems on day one saves that time.
Fewer disputes. Section 10 of the RERA Act bars agents from unfair trade practices such as false statements about a property. Calling a plot "clear" without checking is exactly the kind of claim that leads to complaints.
Buyer trust. A buyer who watches you read the fard column by column remembers it.
Compliance. For HRERA projects you must still be registered and quote your registration number in every sale you facilitate (Section 9(5)). Breaking Section 9 or 10 can cost up to ₹10,000 a day, capped at 5% of the unit's cost (Section 62). See our HRERA agent registration guide.
Frequently Asked Questions
How do I check Jamabandi in Haryana online?
On jamabandi.nic.in, open the Jamabandi tab and choose the nakal option for checking. Select district, tehsil, village and year, then search by owner name, khewat, khasra or mutation date. Viewing is free but the copy is unsigned.
Can I get a certified Jamabandi nakal online in Haryana?
Yes. The portal has a separate option for a verifiable copy of the nakal, which needs a login with your registered mobile number and OTP. In July 2026 Haryana also opened online applications for digitally certified copies, reported at ₹100 for the first 10 pages of a Jamabandi plus ₹5 per extra page. Confirm the current fee on the portal before paying.
What is the difference between Jamabandi and Fard in Haryana?
The Jamabandi is the village Record of Rights for all land. A fard (also called nakal) is the copy of the Jamabandi entry for one khewat or parcel.
What is mutation (intkal) in Haryana and how long does it take?
Mutation, or intkal, is the revenue entry that records a change of ownership after a sale, inheritance or partition. Since June 2026 Haryana generates the mutation automatically when a sale deed is registered, instead of needing a separate application. Check its status on the portal rather than assuming it is done.
Does the Jamabandi prove that the seller has clear title?
No. It is a revenue record that strongly indicates who holds the land, but it is not a title document. Clear title is shown by the chain of registered deeds, sanctioned mutations, an encumbrance search and, for colonies, a DTCP licence and HRERA registration where applicable.
Is Jamabandi needed for a flat in a Gurugram HRERA project?
For a flat in an HRERA-registered project, the HRERA project page and the builder's registered documents are the main checks. The Jamabandi still matters for the land under the project and for any plot, floor or farmland deal, where it is the first document to check.
29 Oct 2026: Published, upgraded from our older /rera/haryana-jamabandi-verification/ guide (now redirects here). Added the 12-column walkthrough, online certified-copy fees, the June 2026 auto-mutation change, a worked example, the Punjab comparison and a "what it does not prove" table. Corrected the DTCP site to tcpharyana.gov.in and removed the old fixed mutation timelines.
Be the Agent Who Reads the Fard
The RERACertified™ Pro Haryana track covers the RERA Act, HRERA rules, Jamabandi, mutation, stamp duty and the checks Gurugram, Faridabad and Panchkula buyers expect.