Document Guide · Maharashtra
How to Read a
Survey Mojni Map
in Maharashtra — Complete Guide 2026
Mojni survey Maharashtra is the official boundary measurement carried out by the Land Records Department to fix plot area, edges, and encroachment. The result reflects on the Bhu Naksha map and the 7/12. If a boundary dispute exists, request a physical Mojni before paying any token. This guide covers the route, fees, and traps.
Also called
Mojni, Mojani, Bhu Naksha, Cadastral Map
Issued by
Settlement Commissioner, District Superintendent of Land Records, Talathi
Valid for
Until next survey or sub-division
Cost
Free Bhu Naksha download; e-Mojni fee varies by priority and area
Time taken
Same-day download for Bhu Naksha; 30 to 90 days for fresh Mojni
Online portal
mahabhulekh.maharashtra.gov.in
1
What is Mojni Survey in Maharashtra?
200–300 words
Definition
Mojni survey Maharashtra is the official cadastral map measurement of a land parcel carried out under the Maharashtra Land Revenue (Revenue Surveys and Sub-Division of Survey Number) Rules 1969. It is conducted by the Settlement Commissioner's Land Records Department and recorded on the Bhu Naksha map alongside the 7/12 extract.
The Survey Branch handles five main types: Boundary Confirmation, Sub-Division, Non-Agricultural, Land Acquisition, and Court Commission. The original measurements live in the village Tippan Field Book and the K-Prat register at the Taluka land records office. The Bhu Naksha portal renders these records as interactive cadastral maps that show every survey number, gat number, and hissa within a village outline.
When you download a Bhu Naksha sheet, you see what the government records claim about the plot. When you commission a Mojni, a department surveyor walks the land with adjoining holders and physically marks the boundary. Most fraud sits in the gap between the two: the Bhu Naksha says one shape, the actual fence says another. Closing that gap is what protects a buyer.
Under Section 138 of the Maharashtra Land Revenue Code, an encroachment dispute can be referred to the Sub-Divisional Officer after a Mojni. Without a fresh Mojni, you have nothing to refer.
2
How to Get a Mojni Survey in Maharashtra: Step-by-Step
500–800 words
Two routes apply. The free Bhu Naksha map is for visual verification. The paid e-Mojni is a fresh physical survey by a department surveyor. Most buyers need both.
Online method (recommended)
Open MahaBhunakasha to view the map Go to [mahabhunakasha
mahabhumi.gov.in](http://mahabhunakasha.mahabhumi.gov.in) . Pick rural or urban, then division, district, taluka, and village. Pick rural or urban, then division, district, taluka, and village. Search by survey number or gat number.
Print the Map Report. Compare the shape on screen with what the seller is showing you on the ground.
Apply on the e-Mojni portal For a fresh physical survey, register on [emojni
mahabhumi.gov.in](http://emojni.mahabhumi.gov.in) . Pick category: Civil Survey or Land Survey. Pick purpose: Permanent Boundary, Sub-Division, Non-Agricultural, Land Acquisition, or Court Commission.
Choose priority and pay the fee Select Regular, Urgent, Very Urgent, or Very Very Urgent
Higher priority means faster surveyor allotment but higher fee. Pay online. The portal generates a measurement date, time, and surveyor name.
Regular priority can take 60 to 90 days. Urgent halves the wait.
Attend the field survey On the scheduled date, the Taluka Inspector of Land Records visits with measuring chain and tape
Adjoining survey number holders must be present. The surveyor maps the boundary, prepares a fresh Tippan, and updates the Bhu Naksha. ###
Keep ID proof, the latest 7/12, and any past Mojni map. Missing adjoining holders means the survey is rescheduled.
Offline method (Sub-Registrar Office)
Visit the Tahsildar's office Go to the Taluka Inspector of Land Records office where the village falls
Carry the latest 7/12, 8A extract, sale deed, and ID proof.
File the Mojni application Pick up the standard land measurement form
Fill in survey number, gat number, hissa, and reason: boundary confirmation, sub-division, or dispute resolution.
Pay the fee at the counter Fee depends on plot area, priority, and survey type
The schedule of charges is displayed at the office. Get the receipt stamped.
Collect the certified Tippan and updated map After the field visit, the surveyor's report is approved by the District Superintendent
A certified copy of the survey record is delivered within 7 working days.
A certified Mojni map carries evidentiary value in revenue court and civil suits. Bhu Naksha download alone does not.
3
What Does a Mojni Map Contain in Maharashtra?
200–300 words
Every Mojni or Bhu Naksha sheet carries the same backbone of fields.
Field | What it means | What to check |
|---|---|---|
Survey or Gat number | The unique parcel identifier | Must match the 7/12, sale deed, and Index II |
Hissa number | Sub-division within the survey number | Critical when buying part of a larger plot |
Plot area | Recorded extent in hectares or guntas | Tally with the 7/12 area entry exactly |
Boundary lines | Northern, southern, eastern, western edges | Walk the plot. Boundaries must match physical features |
Adjoining survey numbers | Plots on each side | Names must tally with neighbour 7/12 records |
Map scale | 1:1000 or 1:500 typically | Decides accuracy of distance and area |
Survey date | When the Tippan was last updated | Old surveys may not reflect recent sub-divisions |
A clean Bhu Naksha shows your survey number cleanly bounded, area matching the 7/12, recent survey date, and adjoining plots whose holder names match real neighbours on the ground.
4
Common Issues With Mojni Survey in Maharashtra
200–300 words
Every Mojni or Bhu Naksha sheet carries the same backbone of fields.
Bhu Naksha area does not match 7/12
Map shows 1.8 hectares. The 7/12 records 2.0 hectares. The gap may be a digitisation error or an old missing sub-division.
File an e-Mojni for sub-division verification. Update the Tippan. Apply for 7/12 correction once the surveyor confirms.
Encroachment by neighbour
The physical fence has crept inwards over years. Bhu Naksha shows the original boundary but the seller has lost ground.
Apply for Boundary Confirmation Mojni. Ensure the encroacher is summoned for joint measurement under Section 138 MLRC.
Sub-division not recorded
Survey 300 was partly sold years back but the new sub-number 300/2 was never entered. Two parties claim the same shape.
Walk away unless the seller produces the registered sale deed of the unrecorded portion and a fresh sub-division Mojni.
Bhu Naksha shape differs from physical plot
Map shows a square parcel. On site the plot is L-shaped. This usually means an unauthorised possession or pending land acquisition.
Stop the deal. File for Permanent Boundary Mojni and reconcile with the Tippan Field Book held at the Taluka.
Survey number missing on Bhu Naksha
The portal shows neighbouring numbers but yours is blank. The cadastral data was not digitised or is locked for revision.
Email <[email protected]> with the village and survey number. Request an offline certified survey copy from the Taluka office.
Fragmentation Act violation
The seller offers a slice below the minimum holding size. Such a sub-division is invalid under the Bombay Prevention of Fragmentation and Consolidation of Holdings Act.
Confirm the minimum permissible area for that village. Refuse to register a sub-division below it.
5
Why Mojni Survey Matters for Land Buyers in Maharashtra
200–300 words
The deed says how much land. Mojni says where that land actually sits.
Legal proof of boundaries The Tippan and the certified Mojni map are the only documents a revenue court accepts as evidence of boundary
Possession claims, encroachment suits, and partition disputes all hinge on a current Mojni.
Boundary demarcation dispute risk A live boundary dispute means the actual area you take possession of differs from the 7/12 figure
Sellers often delay the Mojni hoping the buyer will skip it. Closing without one transfers the dispute to you.
Bank loan and registration Banks insist on a recent Bhu Naksha as part of property loan verification, and registrars cross-check the area in the sale deed against the Bhu Naksha record
A mismatch stalls both.
Maharashtra-specific: e-Mojni and Aapli Chawadi Maharashtra is one of the few states with an end-to-end online survey application system tied to a public notice register
Active measurement notices on Aapli Chawadi for your plot mean an open dispute. Skipping that check is how buyers get blindsided.
A seller who refuses a fresh Mojni, blocks the survey number from being shared, or insists "the boundary is fine, no need to measure" is hiding an encroachment, sub-division gap, or fragmentation issue. Walk away.
Frequently Asked Questions
What is a Mojni survey Maharashtra and when do I need one?
What is a Mojni survey Maharashtra and when do I need one?
Mojni survey Maharashtra is the official boundary measurement by the Land Records Department under the Maharashtra Land Revenue Code. You need one before any plot purchase where the seller has unclear boundaries, an encroachment claim, or a sub-division that has not been recorded in the Tippan.
How do I check Bhu Naksha online for free in Maharashtra?
How do I check Bhu Naksha online for free in Maharashtra?
Visit [mahabhunakasha.mahabhumi.gov.in](http://mahabhunakasha.mahabhumi.gov.in) . Pick rural or urban, then division, district, taluka, and village. Search by survey number or gat number. The cadastral map loads with the plot highlighted. Click Map Report to download or print as PDF.
How do I apply for a fresh land survey in Maharashtra?
How do I apply for a fresh land survey in Maharashtra?
Apply through the e-Mojni application at [emojni.mahabhumi.gov.in](http://emojni.mahabhumi.gov.in) . Pick the survey type, purpose, and priority. Pay the fee online. The portal allots a surveyor and date. Adjoining holders must be present at the site visit.
What is the difference between Bhu Naksha and the 7/12 extract?
What is the difference between Bhu Naksha and the 7/12 extract?
The 7/12 records ownership, area, and crop pattern in text. Bhu Naksha shows the same plot as a graphical cadastral map with boundaries and adjoining numbers. The 7/12 says who and how much. Bhu Naksha shows where.
How long does a Mojni take in Maharashtra?
How long does a Mojni take in Maharashtra?
Bhu Naksha download is instant and free. A fresh physical Mojni takes 30 to 90 days depending on priority. Regular priority is slowest. Urgent and Very Urgent shorten the queue but cost more in scheduled fees.
What does Bhu Naksha tell me about my land?
What does Bhu Naksha tell me about my land?
The cadastral map shows survey number boundaries, area, hissa sub-divisions, neighbouring plots, and the latest survey date. It does not show ownership, encumbrance, or rights. Read it alongside the 7/12, 8A, and encumbrance certificate.
What if my survey number or gat number does not appear on Bhu Naksha?
What if my survey number or gat number does not appear on Bhu Naksha?
The data may not be fully digitised for that village or could be locked for revision. Try alternate spellings. Email <[email protected]> with the village and number, or apply offline at the Taluka land records office for a certified copy.
Is Bhu Naksha alone enough proof of plot boundary?
Is Bhu Naksha alone enough proof of plot boundary?
No. The portal copy is for information. For court use, bank loans, or a contested boundary, you need a certified Mojni map issued by the District Superintendent of Land Records under the Maharashtra Land Revenue Code, signed by an authorised surveyor.
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About this guide
Compiled from 1acre research and official sources for Maharashtra. Verify live portal status and legal position before transacting.