If you are buying a plot or agricultural land in Maharashtra, one of the most important terms you will hear is NA conversion — or Non-Agricultural (NA) permission. This guide explains exactly what it is, why it matters, and how the 2025 Maharashtra Land Revenue Code amendments have changed the process.
Quick Answer: NA conversion is the legal process of changing the use of agricultural land to non-agricultural purposes (residential, commercial, industrial). Without NA permission, you cannot legally construct a building on a plot in Maharashtra.
What Is NA Land in Maharashtra?
Under the Maharashtra Land Revenue Code (MLRC), all land in Maharashtra is classified as either agricultural or non-agricultural. Agricultural land (commonly called "saatbara land" after the 7/12 extract it is recorded in) can only be used for farming. To use it for any other purpose — building a house, opening a shop, running a factory — the landowner must first obtain NA (Non-Agricultural) permission from the District Collector.
This permission converts the land's classification on revenue records from agricultural to a specific non-agricultural purpose such as:
- NA Residential — for building homes, housing societies, residential layouts
- NA Commercial — for shops, offices, hotels, petrol pumps
- NA Industrial — for factories, warehouses, processing units
- NA Special — for schools, hospitals, temples, public utilities
Why NA Conversion Matters for Buyers
Many buyers in rural Maharashtra, particularly in the Konkan, Sindhudurg and Ratnagiri districts, make the mistake of purchasing what appears to be a "plot" without checking the NA status. The consequences can be severe:
- You cannot get a building plan approved without NA permission
- Banks will not sanction a home loan on land without NA status
- The land could be resumed by the government if you construct without NA
- Re-selling the land without NA is difficult and prices are significantly lower
- You may be liable to pay penalty and unauthorized construction charges
Nilprabha Infinity Policy: We verify NA status as the first step in every land transaction. We will not proceed with any deal where NA permission is unclear or absent — no exceptions.
How to Check NA Status of a Plot
Before buying any plot in Maharashtra, verify the following:
1. Check the 7/12 Extract (Satbara Utara)
The 7/12 extract (available on mahabhumi.gov.in) shows the land use classification. In Column 10 (Other Rights), NA orders are typically noted. If the land is still classified as agricultural with no NA notation, it has not been converted.
2. Check the Property Card (for urban areas)
In Municipal Corporation or Nagar Panchayat areas, the Property Card (available on igrmaharashtra.gov.in) shows the NA status and building permission records.
3. Verify the NA Order Document
Ask the seller to produce the original NA order issued by the District Collector. This document specifies the survey number, area, the purpose for which NA was granted, and any conditions attached.
The NA Conversion Process — Step by Step
Key Documents Required for NA Application
- Application in prescribed format to the District Collector (or Tehsildar for smaller areas)
- 7/12 extract and 8A extract (revenue records)
- Mutation entries (Ferfar entries) confirming ownership
- Survey map / site plan prepared by a licensed surveyor
- NOC from Gram Panchayat or Municipal body
- Highway NOC (if land is within 60m of a national/state highway)
- CRZ clearance (if within Coastal Regulation Zone — especially in Konkan)
- Forest department NOC (if near forest land)
- Proof of ownership (sale deed, gift deed, partition deed etc.)
- Latest land revenue receipts (NA tax paid)
Step 1: Application to District Collector / Tehsildar
The application is filed with the prescribed fee at the local Tehsildar office. For larger conversions (above 2 hectares in certain zones), the application goes directly to the District Collector.
Step 2: Site Inspection
A Circle Inspector (revenue officer) visits the land to verify that it is actually agricultural, assess surrounding land use, confirm road access and check for any encumbrances or encroachments.
Step 3: NOC from Various Departments
Depending on the location, you may need NOCs from: Agriculture Department, Gram Panchayat, MSEDCL (electricity), PWD (highways), environment department, and for Konkan properties — the Maharashtra Coastal Zone Management Authority (MCZMA).
Step 4: NA Premium Payment
The government charges a NA premium (also called conversion fee) based on the Ready Reckoner value of the land and the area. This is a significant cost and must be paid before the NA order is issued.
Step 5: NA Order Issued
Once all NOCs are received and premium paid, the District Collector issues the NA Order specifying the survey number, area (in hectares), purpose, and conditions.
Step 6: Mutation in Revenue Records
After the NA Order, the landowner must apply for mutation (Ferfar) in the revenue records to update the 7/12 to reflect the NA status. Only after this update is the conversion legally complete.
What Changed in 2025: Maharashtra Land Revenue Code Amendments
The Maharashtra government passed significant amendments to the MLRC in 2025 to streamline the NA conversion process and reduce delays:
- Integrated single-window clearance: Most NOCs can now be applied for simultaneously through the MahaOnline portal, reducing the need to visit multiple offices
- Time-bound approval: The amendment mandates that NA orders be issued within 60 days of receiving a complete application, failing which the application is deemed approved (deemed consent)
- Reduced premium for small parcels: For plots under 1,000 sq.m., the NA premium has been reduced by 25% to encourage regularization of small holdings
- Online NA verification: NA status can now be verified online through the district collector's e-Setha portal in most districts
- Simplified for already-developed areas: In areas where 60% or more plots already have buildings, the NA conversion process has been streamlined with reduced documentation requirements
Costs Involved in NA Conversion
| Component | Approximate Cost | Notes |
|---|---|---|
| NA Premium | 5–15% of Ready Reckoner value | Varies by district, location, purpose |
| Government Application Fee | ₹500 – ₹5,000 | Depends on area and conversion type |
| Survey/Mapping Charges | ₹5,000 – ₹25,000 | Licensed surveyor fees |
| Architect/Town Planner Fee | ₹10,000 – ₹50,000 | For large conversions or layout plans |
| Legal/Consultant Charges | ₹15,000 – ₹75,000 | Document preparation and follow-up |
| Mutation Fee | ₹200 – ₹2,000 | After NA order is received |
NA Conversion in the Konkan Region
If you are buying land in Ratnagiri, Sindhudurg, Chiplun or Sangameshwar, there are specific factors to be aware of:
- CRZ (Coastal Regulation Zone): Much of coastal Konkan falls under CRZ. Before applying for NA, check whether the land falls in CRZ-I (no construction), CRZ-II, CRZ-III or CRZ-IV. CRZ classification is available at the Maharashtra Coastal Zone Management Authority (MCZMA).
- Western Ghats Eco-Sensitive Zone: Land near the Western Ghats may fall in the Eco-Sensitive Zone notified under the Wildlife Protection Act. Construction here requires additional environmental clearance.
- Gaothan (village settlement) exemption: Land within notified Gaothan limits may be eligible for construction without formal NA conversion, subject to Gram Panchayat approval.
Key Takeaways
- Never purchase agricultural land or an "open plot" without verifying its NA status first
- NA conversion is mandatory before constructing any building on agricultural land in Maharashtra
- Always check the 7/12 extract and demand the original NA Order document from the seller
- In Konkan, additionally verify CRZ status before purchase
- The 2025 amendments have made the process faster — but legal guidance is still recommended
- Nilprabha Infinity verifies NA status as the mandatory first step in every land transaction we facilitate
If you have any questions about NA conversion for a specific plot or need assistance with land purchase or sale in Ratnagiri, Sindhudurg, or anywhere across Maharashtra, Goa and Karnataka — contact us. We will guide you at every step, free of charge for initial consultation.
Have questions? Talk to our consultant.
Nilprabha Infinity operates across Maharashtra, Goa & Karnataka. Call Prabhakar Chavan directly for any land or property query.