How to Legally Convert Agricultural Land to

Non-Agricultural in Kerala

Converting agricultural land into non-agricultural land is a common requirement in Kerala, especially for those planning to build homes, commercial buildings, institutions, or other non-farming structures. However, the process involves a detailed legal framework, multiple approvals, and strict compliance with state regulations. Understanding the legal steps and the role of a land conversion advocate in Kerala can help landowners avoid penalties, delays, and rejected applications.

This comprehensive guide explains the legal procedure, required documents, government departments involved, and the most important things every landowner should know before applying for land conversion in Kerala.

1. What Is Land Conversion in Kerala?

Land conversion refers to the legal process of changing the classification of a property from agricultural land (paddy land or wetland) to non-agricultural (dry land) so that it can be used for purposes such as:

  • Residential buildings

     

  • Commercial establishments

     

  • Industrial projects

     

  • Institutional structures

     

  • Public utilities

     

  • Other non-farming developments

     

In Kerala, this process is governed mainly by:

  • Kerala Land Utilisation (KLU) Order, 1967

  • Kerala Conservation of Paddy Land and Wetland Act, 2008

  • Revenue Department circulars and related district guidelines

     

Converting land without following legal procedures can lead to heavy fines, demolition notices, and denial of building permits, making proper legal services essential for a safe and smooth conversion process.

2. Why Land Conversion Is Necessary in Kerala

Many landowners assume that paying tax as “dry land” or “purayidam” automatically gives the right to build. This is incorrect. The legal classification in village records and the data bank must reflect non-agricultural status before any construction can be approved.

Land conversion is essential to:

  • Obtain a building permit

  • Secure electricity and water connections

  • Sell the property as a non-agricultural plot

  • Avoid legal disputes in future

     

  • Prevent revenue department notices

     

A land conversion advocate in Kerala can verify the original classification and guide you on the correct legal path.

3. Types of Agricultural Land in Kerala

Kerala categorizes agricultural land mainly into:

a) Paddy Land (Nilam)

Listed in the Data Bank under the 2008 Act. Strict protection applies.

b) Wetland

Waterlogged areas suitable for paddy or agricultural activities.

c) Dry Agricultural Land

Not always included in the Data Bank; these lands fall under the KLU Order.

The conversion process differs depending on which category the land belongs to.

4. Checking Whether the Land Is in the Data Bank

Before applying for land conversion in Kerala, it is essential to confirm:

  • Whether the land is included in the Paddy Land & Wetland Data Bank

  • Whether it is listed as “nilam” or converted before 2008

     

  • Whether satellite images show agricultural use

     

You can check this through:

  • The Village Office

     

  • Local Krishi Bhavan

     

  • Online Data Bank portals (for districts that support it)

     

If the land is wrongly included, an application can be filed for correction with proper evidence.

5. Legal Methods to Convert Agricultural Land to Non-Agricultural Land in Kerala

The land conversion procedure generally follows one of the two major legal routes:

Route 1: Conversion Under the Kerala Land Utilisation (KLU) Order, 1967

Applicable when the land is not included in the Paddy/Wetland Data Bank.

Steps Involved:

  1. Submit Application Through e-District Portal
     Choose: “Change in Land Use (KLU Permission).”

     

  2. Upload Required Documents:

    • Land tax receipt

       

    • Location sketch

       

    • Title deed

       

    • Possession certificate

       

    • Proof of non-cultivation for years

       

    • Survey map

       

  3. Village Officer Verification
     They verify land status and send a report to the Agricultural Officer.

     

  4. Inspection by Agricultural Officer
     To confirm the land is not suitable for cultivation.

     

  5. Revenue Divisional Officer (RDO) Approval
     The RDO evaluates all reports and grants permission for conversion.

     

KLU permission is mandatory for building permits in many districts.

Route 2: Conversion Under the Kerala Conservation of Paddy Land and Wetland Act, 2008 (Form 6)

Applicable for land included in the Data Bank.

Steps Involved:

  1. Apply for Removal from Data Bank using Form 5.

     

  2. Krishi Bhavan Inspection

  3. Local Committee Decision

  4. Once removed, apply for conversion under Form 6 through the RDO.

     

  5. RDO issues the Order of Conversion with fees based on notified guidelines.

     

This is the legally valid method for lands listed as “paddy land.”

6. Documents Required for Land Conversion in Kerala

  • Original title deed

     

  • Possession certificate

     

  • Location sketch

     

  • Land tax receipt

     

  • Aadhar and identity proof

     

  • Survey and boundary sketches

     

  • Google/location photographs of land

     

  • Details of surrounding properties

     

  • Self-declaration on land usage

     

A land conversion advocate in Kerala can help prepare documents and avoid rejection.

7. Time Required for Land Conversion

The timeline depends on the route:

  • KLU Order Conversion: 30–60 days

     

  • Data Bank Removal + Form 6: 3–8 months

     

Delays are common if documents are incomplete or inspections are postponed.

8. Fees for Land Conversion in Kerala

Fees may vary by district and land type. Typical charges include:

  • Application fees

     

  • Processing fees

     

  • Conversion fees per cent

     

  • Additional revenue fees (if applicable)

     

Consulting a lawyer helps in calculating exact charges legally.

9. Role of a Land Conversion Advocate in Kerala

The legal process can be confusing due to multiple inspections, approvals, and revenue procedures. An advocate in Kerala assists in:

  • Checking land classification

     

  • Reviewing the Data Bank status

     

  • Preparing applications and legal documents

     

  • Appearing for hearings (if required)

     

  • Ensuring the process complies with the 2008 Act & KLU Order

     

  • Preventing rejection due to technical reasons

     

  • Protecting clients from illegal conversion intermediaries

     

A knowledgeable advocate ensures faster approval and complete legal compliance.

10. Common Reasons for Rejection of Conversion Applications

  • Incorrect classification in records

     

  • Poor documentation

     

  • Missing proof of non-cultivation

     

  • Objections from Agricultural Officer

     

  • Land included in ecologically sensitive areas

     

  • Lack of clarity in survey sketches

     

Legal guidance can significantly reduce these risks.

11. After Conversion: What Next?

Once the RDO grants the conversion order:

  • Apply for a new land tax category (purayidam/dry land)

     

  • Update records in the Village Office

     

  • Notify the local municipal or panchayat office

     

  • Proceed with building permit application

Only after completing these steps can you legally construct on the land.

Conclusion

Converting agricultural land to non-agricultural land in Kerala is a structured legal process governed by strict state regulations. Understanding the classification of your land, preparing the correct documents, and following the proper legal route are essential to avoid delays or penalties. With the guidance of a reliable advocate, landowners can navigate the process smoothly, ensuring all legal requirements are met.