By Advocate Md. Shah Alam · 2026-07-07 · 11 min read
Land mutation — known as Namjari (নামজারি) in Bengali — is one of the most critical steps after purchasing property in Bangladesh. Without completing mutation, your name will not appear in the government Khatian, leaving your ownership legally vulnerable. In 2026, Bangladesh’s Digital Land Management System allows you to track your mutation application status online without visiting the AC Land office. This guide walks you through every method available.
In Bangladesh, mutation (নামজারি – Namjari) is the official legal process of updating a land record to reflect a change in ownership. When you buy land, inherit property, receive it as a gift, or acquire it through a court decree, the government Khatian (record-of-rights) still shows the previous owner’s name. Mutation corrects this by replacing the seller’s or deceased owner’s name with your own in the official land register maintained by the AC Land (Assistant Commissioner of Land) office.
Mutation is governed by the State Acquisition and Tenancy Act, 1950 and the Land Reforms Ordinance, 1984. The process formally updates the Khatian — the government-issued document that records ownership, plot numbers (Dag numbers), and area of land.
Without mutation, even if you have a registered sale deed (Deed of Conveyance), you face serious risks:
The mutation process is initiated at the Upazila AC Land office, and in 2026, it can also be applied for digitally through the eporcha.gov.bd portal. Once submitted, you are assigned an application number which you can use to track your case’s progress at every stage.
Many property owners in Bangladesh make the critical mistake of submitting their mutation application and then simply waiting — sometimes for months or years — without ever checking the status. This passive approach can be costly. Here is why regular status monitoring is essential:
Bangladesh’s Digital Land Management System now makes it possible to check your status from a smartphone in minutes. According to land.gov.bd, millions of mutation applications are processed annually across Bangladesh’s 64 districts — and a significant percentage experience delays due to documentation issues that could have been resolved much earlier if applicants had monitored their applications closely.
The eporcha.gov.bd portal is Bangladesh’s official digital land record system managed by the Ministry of Land. It is the most reliable and comprehensive platform for checking mutation status. Follow these steps:
Open your browser and go to https://eporcha.gov.bd. The portal is available 24/7 and works on both mobile and desktop browsers.
On the homepage, look for the "নামজারি আবেদনের অবস্থা" (Mutation Application Status) option in the top navigation menu or under the Land Services section.
You will need to provide:
Complete the CAPTCHA verification and click "অনুসন্ধান" (Search). The system will display your application status, current stage, assigned officer, and any pending actions.
The result page shows a timeline of your application’s journey — from submission to field inspection, hearing, and final approval. Save a screenshot for your records.
| Information Required | Where to Find It |
|---|---|
| Application Number | SMS received after online submission |
| Division/District/Upazila | Location of the land |
| Registered Mobile | Number used during application |
| NID Number | National ID of applicant |
For citizens without reliable internet access or those who prefer a quick check from their feature phone, Bangladesh’s Land Ministry provides an SMS-based status check service. This method works with any mobile number and any type of phone.
Send an SMS to the designated government short code with your application number in the following format:
Format: MUTATION [space] APPLICATION_NUMBER
Send to: 16122 (Land Ministry helpline)
Example: MUTATION NM-123456-2025 sent to 16122
Within a few minutes, you will receive an automated reply SMS containing:
If SMS doesn’t work, you can call the National Land Helpline at 16122 during office hours (9 AM to 5 PM, Sunday through Thursday). Have your application number and NID ready when you call. A land service operator will check your status manually and report back to you.
The SMS method provides basic status information only. It will not show the detailed timeline, any attached objections, or specific officer notes that the full eporcha.gov.bd portal provides. For complex cases or when you suspect an issue, always use the full portal or visit the AC Land office in person with your original application receipt.
The land.gov.bd portal is the Ministry of Land’s main citizen services gateway. While eporcha.gov.bd focuses specifically on land records and Khatian services, land.gov.bd offers a broader set of land administration services including mutation status, land development tax payments, and grievance submission.
Many district AC Land offices also maintain their own sub-portals accessible through the main land.gov.bd gateway. These district portals sometimes contain more detailed information about locally pending cases, scheduled hearing dates, and field inspection results for your specific Upazila.
If your mutation appears stuck and you cannot determine why from the status page, land.gov.bd has an integrated grievance module. You can file a formal complaint about a delayed mutation directly through the portal. Your complaint is automatically routed to the relevant District or Upazila Land Office, and the officer responsible is legally required to respond within a specified timeframe under the National Land Service Digitization Policy.
Keep a record of your grievance ticket number — it can be used to escalate the matter to the Divisional Commissioner’s office if the AC Land office fails to respond in time.
When you check your mutation status on any of the platforms above, you will see a status label in Bengali or English. Understanding what each status means helps you know what action, if any, you need to take.
| Status Code / Label | Bengali Term | What It Means | Action Required |
|---|---|---|---|
| Application Received | আবেদন প্রাপ্ত | Your application has been logged in the system | None – await processing |
| Under Review | পর্যালোচনাধীন | Documents being reviewed by the Kanungo or Assistant Kanungo | None – check back in 7-10 days |
| Field Inspection Pending | মাঠ পরিদর্শন মুলতবি | Waiting for an officer to visit the land site | Ensure access to the land is available |
| Hearing Scheduled | শুনানির তারিখ নির্ধারিত | A Shunani (hearing) date has been set at AC Land office | Appear on the hearing date with original documents |
| Objection Filed | আপত্তি দাখিল | A third party has filed an objection to your mutation | Consult a lawyer immediately |
| Additional Documents Required | অতিরিক্ত কাগজপত্র প্রয়োজন | Office needs more evidence from you | Submit requested documents ASAP |
| Approved | অনুমোদিত | Mutation granted; Khatian will be updated | Collect your Namjari Khatian (DCR) |
| Rejected | প্রত্যাখ্যাত | Application denied | File appeal within 30 days or re-apply with corrected documents |
| Appeal Pending | আপিল মুলতবি | An appeal against rejection is being considered | Await appellate decision |
Important: The "Hearing Scheduled" status is the most time-sensitive. If you miss the scheduled Shunani without prior notice to the AC Land office, your application may be treated as abandoned and dismissed. Always set a calendar reminder when you see this status appear.
Delayed mutation applications are a widespread problem in Bangladesh. Understanding the root causes helps you avoid them from the start — and helps you identify the cause if your application is already stuck.
The most frequent cause of delays is documentation issues. If your sale deed contains discrepancies — for instance, different spellings of your name on the deed versus your NID, or a Dag number that doesn’t match the current Khatian — the reviewing officer will flag the application for clarification.
Mutation cannot be approved if there are outstanding land development tax dues on the property. The AC Land office checks tax payment history before proceeding. Any arrears must be cleared and a DCR (Duplicate Carbon Receipt) obtained from the Tahsil office before mutation can advance.
Anyone who believes they have a claim to the land — a co-heir, adjacent landowner, or previous creditor — can file an objection during the mutation process. When an objection is filed, the case becomes quasi-judicial and may require a full hearing with both parties presenting evidence.
Government Kanungo officers responsible for field inspections often have heavy workloads. Inspections in remote areas or during rainy seasons may be delayed by weeks or months.
If the property is subject to any court injunction, mortgage, or legal dispute, the AC Land office will halt the mutation process until the matter is resolved.
In cases of disputed inheritance or land grabbing, multiple parties may file competing mutation applications for the same land. The system flags these automatically, and both applications are held pending a legal determination of rightful ownership.
Many Upazila AC Land offices handle hundreds of mutation cases simultaneously. Without follow-up or legal representation, straightforward cases can simply get deprioritized in the queue.
Receiving a rejection notice (প্রত্যাখ্যান) on your mutation application is alarming, but it is not the end of the road. Bangladesh law provides multiple avenues to challenge or correct a rejection. Time is critical — most appeal windows are 30 to 60 days from the rejection date.
Request a certified copy of the rejection order from the AC Land office. The order must state the specific grounds for rejection. This is your legal right under the State Acquisition and Tenancy Act.
Common grounds include: insufficient documentary proof of ownership, pending court case on the property, title defect in the chain of ownership, or failure to appear at a hearing. Each ground requires a different response strategy.
Under Section 143 of the State Acquisition and Tenancy Act, 1950, a person aggrieved by a mutation order (or rejection) can appeal to the Additional District Commissioner (Revenue) — ADC (Revenue) — within 30 days of the order. The appeal must be filed in writing, accompanied by the rejection order, your original application documents, and any additional evidence supporting your claim.
If the ADC (Revenue) also decides against you, a further appeal lies with the Divisional Commissioner, and beyond that to the Board of Land Administration (BLA) in Dhaka.
In cases involving disputed title or fraudulent documents, filing a civil title suit in the relevant District Judge court may be necessary. A successful civil decree for title can then be used to compel mutation through the land administration channel.
Preparing a complete and accurate set of documents before submitting your mutation application dramatically reduces the risk of delays, requests for additional information, and rejections. Here is the standard checklist:
| Document | Purpose | Where to Obtain |
|---|---|---|
| Registered Sale Deed (Dalil) | Proves transfer of ownership | Sub-Registrar office or IGRS portal |
| CS/SA/RS Khatian copy | Shows historical ownership chain | eporcha.gov.bd or AC Land office |
| Mutation application form (Form 6) | Official request form | AC Land office or online portal |
| NID / Passport / Birth Certificate | Applicant identity proof | Election Commission / relevant authority |
| Land Development Tax DCR | Proves up-to-date tax payment | Tahsil office |
| Dag Map (Mouja Map) | Plot boundary confirmation | Settlement office / AC Land office |
| Succession Certificate (inheritance) | Proves heirship | Civil court of jurisdiction |
| Court Decree (if applicable) | Proves court-ordered ownership | Relevant District court |
| Court Clearance Certificate | Confirms no injunction on land | District court |
| Affidavit / Sworn Statement | Applicant’s declaration | Notary public / Magistrate’s court |
Pro Tip: Always submit both originals and photocopies. Get each photocopy attested by a first-class government officer or a registered lawyer. Keep a complete self-attested copy set for your own records before submitting anything to the government office. For inheritance-based mutations, a Succession Certificate from the court is required before the mutation application can be filed.
Under the Citizens’ Charter of the Ministry of Land, a straightforward mutation application without objections should be resolved within 45 working days. In practice, the timeline varies widely — urban areas with digital systems may process cases faster, while rural Upazilas with backlogs can take 3–6 months or longer, especially when objections or court matters are involved.
Yes — on eporcha.gov.bd, you can also search by your NID number and registered mobile number combination, or by searching Khatian records for your District and Upazila. However, the application number provides the most direct and precise results.
No. Checking mutation status on eporcha.gov.bd or land.gov.bd is completely free of charge. However, applying for mutation online does require payment of the prescribed government fee (typically BDT 200–500 depending on the area and land value). Avoid paying any unofficial “speed money” or bribes — these are illegal and you can report them on the land.gov.bd grievance module.
DCR stands for Duplicate Carbon Receipt. In the context of land development tax, a DCR is the proof of payment receipt issued by the Tahsil office. In the context of mutation approval, the term is sometimes loosely used to refer to the certified copy of the mutated Khatian issued after mutation is approved.
Yes. There is no statutory time limit on filing a mutation application based on a registered deed — but the longer you wait, the more complex the process becomes (due to subsequent sales, deaths of parties, court cases, etc.). It is strongly advised to apply for mutation within 3–6 months of registering your sale deed.
A Khatian is the land record document maintained by the government showing ownership, plot area, and rights. Mutation (Namjari) is the process of updating the Khatian to reflect a change in ownership. After successful mutation, a new Khatian is issued in your name — this is called the Namjari Khatian or Mutation Khatian.
While checking mutation status online is something any landowner can do independently, resolving problems when a mutation application is stuck, rejected, or objected to is a different matter entirely. This is where experienced legal representation makes a decisive difference.
At Advocate Md. Shah Alam’s chamber in Uttara, Dhaka, our property law team handles mutation-related matters across Bangladesh on a daily basis. Here is how we help our clients:
Our chamber offers a free initial consultation for property matters. Whether your mutation is stuck at the field inspection stage or you’ve received a rejection order, contact us to understand your legal options before any deadline passes.
Office Location: Uttara, Dhaka, Bangladesh
Consultation: Free first consultation for new property matters
Coverage: All districts and Upazilas across Bangladesh
Don’t let a delayed or rejected mutation put your property ownership at risk. Contact us today for expert guidance on your Namjari case.