Survey, Settlement & land records Dept consists of the following two wings:
1) Survey Wing.
2) Settlement Wing.
Originally Survey & Land Records Dept. was created around 1872 AD in Telagana
Region and around 1900 AD in the Coastal & Rayalseema Regions to conduct
initialsurvey/Resurvey. This work was completed between 1960-1970 and maintenance
work started in 1971.
Settlement Dept.came into effect in 1949 as per the provisions of the Estates
Abolition (Conversion into Ryotwari)Act,1948.The erstwhile ryots were directly
broughtunder the control of the Government as in ryotwari villages.
Chief Commissioner of Land Administration is the controlling Officer having over all supervision of Survey,
Settlement & Land Records Department. Special Commissioner & Director of Survey, Settlement & Land Records is an ex-officio
Secretary to Chief Commissioner of Land Administration and is having statutory functions under
- A.P.Survey & Boundary Act 1923.
- The Limitation Act, 1963,
- Estates Abolition Act 1948,
- A.P Mahals Regulation 1/69
- A.P Muttas Regulation 2/69
- A.P (Telangana Area) Abolition of Jagir Regulation 1350 F
- A.P Estates Land Act, 1908.
- A.P.(T.A) Land Revenue Act 1317 F
- Appellate authority under Agency regulation for Tribal
Areas (Reg 2 of 1970).
Directorate of Survey, Settlement & Land Records was formed with effect from 1.1.59 by merging the then Office of the
Director of Settlement (Andhra) additional Director of Survey (Telangana), Dy Director S& LRs (Andhra)which was part of the then
Board of Revenue.
During 1980, Govt. have issued orders bifurcating both Survey & Land Records and Settlement Wing. Separate Directorates
were created vide GO Ms No 1369, Rev (R) Dept. Dt.22.11.79. In 1984, Post of Director, Survey & Land Records was abolished and both the
Survey & Land Records and Settlement wings functioned under Director of Settlement,though the Establishment continued to be separate.
During 1999, Post of Director has been upgraded and redesignated as Spl. Commissioner & Director, Settlement, Survey
& Land Records
Survey Wing Survey & Land Records Wing attends
to maintenance work of revenue/survey records ie;
- Maintenance of Survey operations to keep the Land Records
- Demarcation of lands.
- Maintenance of Survey Records at village, Mandal. District & State Level.
- Demarcation of boundaries of Sy. Nos on the request of the
Pattedars/ private persons on payment of prescribed Fee.
- Sub-Division of Land in Patta Sy.Nos on the request of the
private parties on payment of prescribed Fee.
- Supply of certified copies of Survey Records ie. FMBs,
Tippans,Resurvey Settlement Register(RSR), Digilot register
in Andhra area,setwar & Wasool Baqi in Telangana area on
payment of prescribed Fee.
- Sale of maps. ie.Village Maps, Taluk/Mandal Maps, dist. Maps from Central
Survey Office on payment of prescribed Fee. Note: The Fee particulars are
given in the Frequently asked
Questions Page .
- Conduct of street survey of all Major Gram Panchayats on
advance remittance of cost of re-survey to Government.
- Conduct of need - based re-survey of all agricultural lands
in villages either by collecting required Fee or by getting
aid from Government.
- Conduct of re-survey of all towns, municipalities &
Corporations on advance remittance of cost to state.
- Survey Operations to avoid Land Disputes between Parties.
- Preparation of FMB (Village, Mandal & District.)
- Preservation of Land Records.
- Preparation of Sub-division records in r/o land
acquisition, projects, agriculture & urban land
ceilings, house sites, Patta & Private lands.
- Printing and Supply of Maps (Village, Mandal, District
and State) through Central Survey Office.
- Solving of Inter-State Boundaries.
- Protection of Govt. Land.
- Traverse work relating to entire State being carried out
through Traverse Party.
Imparting Induction & Inservice Training to all the Revenue Subordinates.
Also imparting Training to IAS Probationers, Pro Dy Collectors and other Departmental
Officers like Co- Operative Dept. and Judicial Officers. The Original Cadre
Strength of the Survey Wing is 3996 The Department has been reorganised and
the final strength has come to 3266.
||Name of the Post
|| Present Cadre Strength
||Inspector of Survey
||Dy. Inspector of Survey
||SDM & Sr.Computer
Dy Director, Hyderabad District:Details of Town Survey Work(Hyderabad)
Twin Cities of Hyderabad and Secunderabad cover an extent of
170.23 Sq.Kms consisting of 69 Revenue villages and an Abadi area (Village Site)
around Charminar called Shaher-e-Hyderabad.(City)Out of the above, 56
villages and Shaher-e-Hyderabad are located in Hyderabad District
and 13 villages are located in Ranga Reddy District.
Government have sanctioned detailed Town Survey of Twin Cities
vide G.O.Ms.No.1640 Revenue dt. 3-9-1963. The area under Municipal
Corporation limits has been surveyed under detailed Town Survey
system during the period from1963 to 1972 under the provisions
of A.P.Survey and Boundaries Act, 1923, affording reasonable
opportunities to the owners of the properties at all stages of
the work to represent their grievances.
While conducting detailed Town Survey all the formalities as
required under A.P Survey and Boundaries Act, 1923 were observed.
- Under Section 5 of Survey and Boundaries Act the Survey Officer
will be appointed by the Government to conduct the survey.
- Under Section 6 of the Act, the Survey Officer so appointed
Under Section 5 will publish a notification in the prescribed manner
inviting all persons having any interest in the land or in the
boundary of which the survey has been ordered, to attend either in
person or by agent at a specified place and time and from time to
time thereafter when called upon for the purpose of pointing out
boundaries and supplying information in connection therewith.
- Under Section 7 of the Survey and Boundaries Act, the survey
officer will carryout the survey in the prescribed manner.
- Survey Officer while conducting the survey will obtain the
records from revenue department ie., Pahanies of the corresponding
year, Municipal Tax Accounts from Municipal Office, to record the
house numbers of the properties. After obtaining the above
information, town survey land register will be prepared by the
survey staff. In the above register the information received from
Municipal and Revenue Departments in respect of the properties will
be recorded. The survey staff will measure individual holdings as
per enjoyment and prepare Town Survey Land Register showing the names
of present enjoyers under Col.No.20 and also the old Survey numbers
in the Revenue Accounts corresponding to the new Survey numbers measured.
The final check officer who is a Revenue Officer will verify the
correctness of the Registry and correlation along with the other items.
- Survey staff will prepare sketches showing the individual
holdings with measurements. These sketches are called R.O.Ms (Record
of Measurement). After measurement, the areas are also worked-out,
and recorded in the relevant Column of Town Survey Land Register.
After completion of Survey they will issue notices to the parties
concerned under section 9(2) of Survey and Boundaries Act.
Under Section 9 the Survey Officer is having powers to determine
and record the boundary as undisputed in respect of which no dispute
is brought to his notice during the survey.
Under Section 9(2), the Survey Officer will issue notices of every
decision under section 9(1) in the prescribed manner, to the registered
holders of the lands, the boundaries of which may be effected by the
Under Section 10 and 11 of Survey and Boundaries Act, the Survey
Officer is having a power to determine and record a disputed boundary.
Whenever there is a boundary dispute, the survey officer after making
such enquiry, as he considers necessary will determine the boundary
and record it in accordance with his decision.
Under Section 11, the Survey Officer will hear the cases and he
will take a decision as an appellate authority.
Thus the parties are given opportunities for redressal of their
grievances under sections 9, 10 and 11 of Survey and Boundaries Act.
When the survey has been notified under sections 5 and has been
completed in accordance with the orders passed under section 9, 10 or
11, the Survey Officer will notify the facts in the District Gazette
Under Section 13 of Survey and Boundaries Act and a copy of such
notification will be pasted in the village chavidi, if any or in the
village to which the survey relates . Unless the survey so notified
is modified by a decree of a Civil Suit under the provisions of Section 14
of A.P.Survey and Boundaries Act, the record of the survey shall be
conclusive proof that the boundaries determined and recorded therein
have been correctly determined and recorded.
Any person deeming himself aggrieved by the determination of any
boundary under sections 9, 10 or 11 may, subject to the provisions
of parts 2 and 3 of Indian Limitation Act, 1908 institute a suit
within 3 years from the date of notification under section 13 of
A.P.Survey and Boundaries Act, to set aside or modify the said
determination and the survey shall, if necessary be altered in
accordance with the final decree in the suit and the alternation
if any shall be noted in the record.
For the purpose of detailed Town Survey, the Twin cities and
some of the adjoining areas falling in Ranga Reddy District were
divided into 282 Survey wards comprising 2862 Blocks with a total
Town Survey numbers of about 2.32 Lakhs. Every holding whether
built up or not is treated as a Town Survey number. The Blocks
are classified as closed, Medium and open according to the density
of holdings in a Block, Wards are represented by Numerals Blocks
are represented by English alphabets and Town Survey numbers are
represented by numbers.
(8) Villages falling in Tirumalgiri Mandal are not covered by detailed Town Survey.
These villages were surveyed under Telangana system of survey during the period
from 1311 Fasli to 1348 Fasli. Hyderabad District consists of 260 Wards full and
2 Wards partly. Covering 2740 Blocks
In view of the unique nature of the District, the Government waste
lands are not available for assignment to landless poor for cultivation
purpose in the District. The surplus lands under urban area are taken
care of by Special Officer, Urban Land Ceiling, Hyderabad. For the
sub-division survey taken up under Land Acquisition for house sites,
Road widening and other developmental works, the sub-division records
are prepared by the Surveyors and sent to the office of the Dy.Director,
Survey and Land Records, by the Land Acquisition Officers. These
sub-division records are scrutinised in the office of the Deputy Director,
Survey and Land Records, and the lands are inspected by the Deputy
Inspector of Survey / Inspector of Survey and they will be sent to the Land
Acquisition Officers for passing Award, after attestation by
Dy.Director, (S&LRs). After Award is passed, necessary incorporation of
changes is done in the Survey Records which are maintained in the office
of Dy.Director (S&LRs) and copies of the sub-division records are sent
to Mandal Revenue Officers concerned for implementation of these
changes in the Town Survey records maintained at Mandal level.
TSP (Traverse Survey Party):
Traverse survey Party was established in 1971 during
re-organisation of Survey & land Records Dept. vide G.O Ms 473 (R) Dept.
Dt. 25.9.71 and came into effect from 20.7.71.The main function of the
unit is to conduct the village boundary demarcation and traverse for
villages which were not yet traversed in Telangana area. Its objectives
- to determine the common village boundary to avoid village boundary
disputes in future.
- to arrive at the accurate area of the village by traversing and
computing with scientific methods.
- to minimise the errors in Cadastral survey conducted with chain
and cross staff.
- to prepare the frame work/traverse work of the village with an
accurate shape with prescribed scale.
CSO (Central Survey Office):
Central Survey Office is the only organisation of
the Survey & Land Records Dept. which serves the Revenue, survey &
other Govt.Depts as well as public. It comes under Permanent Non-Plan
scheme and is entrusted with the following activities.
- Scrutiny, finalisation and publishing of village maps needed for revenue
administration, under the copy right of the Govt. of Andhra Pradesh.
- Procurement, stocking and supply of Survey drawing
instruments and Departmental Stationary (Forms etc.)
to the unit Offices of the State.
- Supply of Certified extracts of the Cadastal records and maps to the public,
govt. and private parties and courts from all over the State as well as replenishing
the records in the district against requests from the Collectors.
- Preparation of Inter-State Boundary Records and keeping
the inventory of the preserved Inter State Boundary Records.
- In addition to the above, the central survey office also
has taken up computerization of Cadastral Data and quality
checking of the digitised twin cities Survey Record. It
is also going to take up shortly digitization and updation
of Survey maps, followed by Mandal maps etc.
A.P Survey Training Academy
The Survey Training Academy was established in 1990
as cent percent state funded plan scheme and yearly sanction is given
by Government for its continuation.The centrally sponsored scheme titled
"Strengthening of Revenue Administration and updation of Land Records" is
attached to S.T.A.
The S.T.A imparts survey training (induction and
insevice training,refresher training in cadastral survey and maintenance
of land records to the Revenue staff, Survey staff and Judicial Officers.
It also trains directly recruited Officers of Revenue and Survey & Land
Records Dept. including I.A.S Officers.
RDDs (Regional Dy Directors):
The post of RDD S&LR is Multi Zonal Post. He is having over all
supervision and administration regarding technical and non-technical
work in DMUs within his jurisdiction.His functions include:
- Field inspections
- Office inspections
- Court cases 15 to 40 days per annum
- Office file work: 900 to 2000 per annum
- Enquiries 5 to 10 per annum.
ADs (District Maintenance Unit):
At the Mandal and Divisional levels, the Survey & Land Records
Dept. is an integral part of Revenue Dept. The RDO & MRO are pay
drawing officers for the Survey personnel directly working under
their control.viz.,DIOS & CD-II in case of RDO and Mandal Surveyor
in case of MRO. The joint Collector is Collector (S&LR)and AD is
ex-officio personal assistant to the joint Collector. The AD,
Inspectors and Dy Inspectors are essential staff functionaries
exercising technical supervision while RDO and MRO are line
functionaries with greater responsibility for quantity and
quality of work.
As per the guidelines issued by the Planning Department,
Seven Performance Indicators were adapted by this Dept.
- Sub-divisions of land records.
- Demarcation of lands.
- Incorporation of Changes of lands.
- Metric Conversions.
- Mandal Inspections.
- Field Inspections.
- Sub-Division of lands/ Records:
- Sub-division work is an important item of work..
- Ryots require sub-division due to transfer of land, succession,court
sale, court orders, sale, partitions and gifts acquisition etc,.
- Necessary to make ryots to know of field boundaries of their lands.
- Even illiterate land holders to identify measurements and extents of
each side of land. Helps to update land records which can reduce land
- Essential for assignment of Government lands, surplus ceiling lands
for the benefit of poor people under welfare scheme.
- Necessary for all types of land acquisitions both for land holders
- Helps to determine correct area under acquisition and to decide compensation.
It also helps in updating survey & land records and reduces future
- Shows latest ownership details on ground and in record.
- Demarcation of lands
- Land records reflect boundaries as surveyed at the time of last surveys.
In day to day life, land disputes arise due to alteration of boundaries
with vested interest by adjoining land holders and also due to transfer
of ownership of land, from conveyance of properties due to sale, family
partition, succession, court sale, court orders, gifts, exchange, release
deeds, wills, adoption etc.,
- Some times, the land holders may entertain doubts about their boundaries
due to various reasons. In all such cases and the Surveyor will refix
boundaries of lands with reference to measurements recorded in F.M.B.
Since all these boundaries are validated, it gives Finality for disputed
lands about correctness of boundaries and also reduces civil litigations.
- Court judgements are normally based on FMB,s/ Tippons and demarcation
of lands by Surveyors.
- Incorporation of Changes of ownership of lands
- Land records such as F.M.B., village plan and settlement registers
show details of owner ship as on the date of previous survey.
- In due course, ownership passes from one person to another due to sale,
exchange, partition, transfer of land and ownership, succession, court
sale, court order, release, wills, adoption etc., Sub-division work of
their lands involve creation of new boundaries and their measurements.
But to update ownership particulars, details have to be incorporated in
concerned revenue and survey records following procedure.
- Surveyors as per orders of Mandal Revenue Officer update both F.M.Bs
and settlement register to ensure records reflect ground realities.
- Finality for ownership, cultivation and enjoyment of lands/ house sites.
- Metric conversion of Survey & land records
- Prior to introduction of Metric System, all Street surveys & towns
& Corporations villages were surveyed in Gunter system. At present all
survey measurement work is being carried out by using metric chain and
sketches are prepared using metric scale. Standards of Weights & Measurements
Act, stipulates that all records and measurements recovered in Metric
System and violation result in penalty. Government ordered that all records
prepared in Gunter system should also be converted into metric system.
- Surveyor and Computer Draughtsmen are entrusted with conversion of
Gunter measurements into Metric.
- Public are benefited to have Metric system.
- About one third of work is completed as on date.
- Tippons/ Field Measurement Book
- As per the Standards of Weights & Measurements Act, 1976 all survey
records are to be prepared and maintained in Metric System. Public should
also be supplied field sketches and maps with metric measurements.
- Statutorily it is necessary to replot all old survey records from Gunter
scale to metric system to avoid legal complication. Hence Surveyors /
Computer Draughtsman are entrusted with work of preparation of Tippans/
F.M.Bs. in Metric System on priority basis after converting all Gunter
measurements into Metric Scale.
- Annual Physical verification of Survey & Land Records at Mandal/ Village
- Land records are basically of two kinds. One set of records consisting
of FMBs., Village Maps & RSRs / Fair Adangals are called Permanent Records.
Second set of records called auxiliary records including 10(1) account,
D-Sketch, Stone Registers are prepared for day to day use in maintenance.
Besides these records, following Mandal Registers are maintained:
||Register - 4
||Register - 5
||Register - 6A
||Transfer of patta cases referred by Registration Dept.
||Register - 6B
||Transfer of patta land as reported by village officers.
||Register - 7
||Register of Change of classification.
||Register - 8A
||Register of sub-divisions.
||State Land Register Register of Government lands.
||Surplus Lands Register.
- Registers are essential to keep record of subsequent changes in sub-divisions
in all villages in the Mandal.
- Field Inspection of Lands
- Public will be aggrieved and dissatisfied with survey work of Surveyors
if it contains avoidable errors, either intentional or unintentional.
- Field work done by Surveyors shall be good quality and technically
error free. Subjective recording of Surveyors from time to time lead to
some errors, mistakes in survey work. Sometimes intentionally errors and
omissions are committed.
- It may also result in unending and costly Civil litigations.
- During field inspections, senior officers detect such errors and validate
records. Annual Targets are given under each Performance Indicator and
closely monitored to attain cent percent achievement.
The Settlement & Jagir Administartion wing
acts under the provisions of Estates Abolition Act 1948; A.P.Regulation
Act 1/69, 2/69 7 2/70;Jagir Abolition and Commutation Regulation, 1358 F
- in Telangana Region.The Dept attends to
- Payment of Compensation to the Land Holders.
- Payment of Tasdic Allowances to the Religious Institutions
under EA Act. 1948.
- Payment of Compensation to the Ex-Jagirdars.
- Payment of Pension to the Ex- Jagir Employees.
- Issue of Ryotwari Pattas to the cultivators.
- Disposing of Appeals / Revisions under the above Acts.
The Directorate of Spl. Comm. & DSSLR
is assisted at the Head Office by Joint Director, Settlement,
and Ministerial Staff around 60 in number & at the District Level
in the following Manner:
- Under E.A Act,1948, Joint Collectors of Andhra Region are functioning as
Settlement Officers within the jurisdiction of their respective Districts.
- Under Agency Regulation 1/69, 2/70: Asst. Collector/Sub- Collector/R.D.O,
Bhadrachalam is functioning as Settlement Officer.
- Under Agency Regulation 2/70: Asst. Collector/Sub- Collector/R.D.O, Rampachodavaram,
kovvur, Paderu, Parvathipuram,Palakonda are functioning as Settlement Officers.
- Under Agency Regulation 2/69: Asst. Collector/Sub- Collector/R.D.O, Rampachodavaram
is functioning as Settlement Officer.
However, the concerned Joint Collector, Asst. Collector/
Sub-Collector/ R.D.O as the case may be work administratively
under the direct control of the concerned Collectors. In respect
of Regulation 2/69 the First Appelate powers hither to vested
with the D.O.S have been delegated to the Collector and later to
Joint Collector, Visakhapatnam and East Godavari.