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Introduction: A New Chapter in Kerala’s Land Management

For decades, land records in India have been plagued by outdated surveys, overlapping boundaries, missing ownership documents, and multiple claims on the same parcel of land. Kerala, like many other Indian states, struggled with such legacy issues. In response, the state has embarked on a visionary initiative: the Digital Land Re-Survey Project, also referred to as Kerala’s Digital Re-Survey or Bhoomikeralam project. This initiative is not just a technical exercise; it’s a major governance reform with the potential to redefine how land is recorded, owned, and governed in the state. It represents Kerala’s commitment to transparent, technology-driven, and citizen-centric land governance.

In this article, we’ll explore how the digital re-survey is being conducted, the new land rules introduced under this initiative, the benefits and challenges, and the road ahead for land reforms in Kerala.

What is Kerala’s Digital Re-Survey Project?

Background

The traditional land survey system in Kerala was last completed more than a century ago under British rule. Most land maps were hand-drawn and lacked precision. As a result:
  •  Property boundaries were vague and often disputed.
  •  Multiple claims on the same land led to prolonged legal battles.
  •  Revenue records did not match physical boundaries on the ground.
  •  Many poor and marginalized people were left out of the landholding system.
To address these issues, the Kerala Government launched a Digital Re-Survey project in November 2021 under the Bhoomikeralam initiative. The plan is to resurvey all land in Kerala using advanced technologies like drones, total stations, and GNSS (Global Navigation Satellite System) by 2025.

This initiative is implemented by the Department of Survey and Land Records, in collaboration with Kerala State IT Mission and other technology partners.

Objectives of the Digital Re-Survey
  •  Update and digitize all land records
  •  Provide clear land boundaries
  •  Resolve land disputes and litigations
  •  Enable faster property registration
  •  Build a transparent and tamper-proof land governance system
  •  Support welfare schemes that rely on accurate land ownership data
How is the Digital Re-Survey Conducted?

Step-by-Step Process

1. Notification and Public Awareness
   The survey areas are notified in advance. Local residents are informed through panchayats, newspapers, and online platforms.

2. Baseline Data Collection
   Old land maps (fard, adangal, chitta) are collected, and initial data is prepared using available cadastral maps.

3. Use of Drones and GNSS Tools
   Drones are used to capture high-resolution aerial images. Total Station and GNSS tools measure precise boundaries and topographical features.

4. Field Surveys and Stakeholder Participation
   Landowners are called to mark boundaries. If disputes exist, they're flagged for resolution. Survey data is updated with owner inputs.

5. Data Validation and Draft Publication
   The digitally prepared maps are shared with the public for validation. Landowners can raise objections or request corrections.

6. Final Publication of Records
   Once corrections are incorporated, final maps and records are published. These are made accessible through the ReLIS (Resurvey Land Information System) platform.

The “New Land Rules” and Legal Framework

To support the digital survey and digitization of land records, Kerala has amended several land-related rules and introduced new provisions:

1. Revised Kerala Survey and Boundaries Rules

 Provision for electronic survey records
 Authority to use modern geospatial tools
 Legal validity for digital maps and signatures

2. Integration with Registration and Revenue Departments

 Land records are directly linked to land registration offices
 Property transfers are automatically updated in the database
 Encumbrance certificates and land tax records are streamlined

3. New Rules for Objection Handling and Appeal

 Defined timeline for raising objections to digital records
 Appellate mechanisms for unresolved disputes
 Prevention of illegal land registration without verification

4. Digitized Village Maps and Digital Title Deeds

 All maps are stored digitally and linked to Unique Parcel Identification Numbers (UPIN)
 Possibility of issuing conclusive land titles in the future

These changes form the legal backbone of Kerala’s land governance transformation.

Major Benefits of the Digital Re-Survey

The implementation of the digital re-survey brings several long-term benefits to citizens, the government, and investors:

1. Clear and Dispute-Free Land Ownership

 Accurate land boundaries reduce court cases
 Helps farmers and small landholders prove ownership
 Decreases fraudulent claims and encroachments

2. Faster and Transparent Land Transactions

 Registration becomes quicker with real-time map verification
 Minimizes corruption and underhand dealings
 Boosts confidence among buyers and sellers

3. Improved Access to Government Schemes

 Accurate land records help identify beneficiaries
 Enables effective implementation of housing, farming, and welfare schemes

4. Urban and Infrastructure Planning

 Assists urban local bodies in zoning, taxation, and land use planning
 Supports large infrastructure projects without land disputes

5. Digital India and E-Governance Alignment

 Strengthens the Digital India Land Records Modernization Programme (DILRMP)
 Promotes citizen-friendly services through mobile apps and online portals

6. Environmental and Disaster Management

 Helps manage wetlands, forests, and flood-prone zones
 Supports better disaster response through geotagged records

Challenges and Roadblocks

Despite its benefits, the project faces several technical, legal, and administrative challenges:

1. Legacy Issues and Poor Records

 Old hand-drawn maps lack accuracy
 Boundary markers are often missing or tampered with

2. Resistance from Local Interests

 Disputes over land encroachments
 Unwillingness to cooperate from vested interest groups

3. Technical Challenges

 Drone surveys face issues in hilly or forested terrains
 Data integration across departments is complex

4. Digital Divide and Awareness

 Many citizens, especially in rural areas, lack digital literacy
 Poor awareness about raising objections or checking land status online

5. Administrative Overload

 Large number of pending cases and corrections
 Need for more trained survey personnel and legal support staff

Case Studies and Success Stories

1. Palakkad District: Early Success

Palakkad became one of the first districts to complete a substantial portion of the digital re-survey. With drone-based surveys and proper public engagement, over 90% of land parcels were surveyed accurately, resulting in drastic reduction in land disputes.

2. Idukki: Overcoming Terrain Challenges

In hilly Idukki, drones were unable to capture clear images due to forest cover. The administration employed hybrid methods, combining GNSS with manual boundary verification, showing that flexible approaches are vital.

3. Alappuzha: Urban Benefits

In densely populated areas like Alappuzha town, the project enabled easy mapping of small plots and house sites, reducing confusion and speeding up home registrations.

The Way Forward: What More Can Be Done?

To maximize the impact of Kerala’s digital land governance reforms, the following future steps are crucial:

1. Strengthening Public Awareness

 Run massive digital literacy campaigns on land rights and map usage
 Local panchayats must be equipped to assist citizens with digital tools

2. Capacity Building of Survey Staff

 Continuous training on emerging geospatial technologies
 Hire more land surveyors and dispute resolution experts

3. Legal Reforms Towards Conclusive Land Titles

 Move from presumptive ownership (based on records) to conclusive ownership (legally guaranteed)
 Consider pilot projects under The Model Land Titling Act

4. Integration with Financial Institutions

 Enable seamless loan processing using digital land records
 Use UPIN-linked ownership data for asset-based lending

5. Pan-India Replication

Kerala’s experience can serve as a model for other states. With necessary tweaks, it can be adopted in states like Bihar, West Bengal, and Assam where land disputes are rampant.

Conclusion: A Landmark in Digital Governance

Kerala’s Digital Re-Survey is not just about updating maps—it’s about building trust, reducing conflict, and empowering citizens. By leveraging cutting-edge technology and administrative will, Kerala has taken a decisive step toward 21st-century land governance.
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