Tax payment for a new property within BBMP limits

In this blog I would be providing the details on how property tax for a new property (as in a newly registered property which does not have khata or pid) under Bruhat Bengaluru Mahanagara Palike (BBMP) limits can be paid.

When should one pay property tax:
As soon as the property is registered under his/her name the property tax can be paid for the property. 
As per norms known and read: if the property is registered before September of the year then the property tax for the property will be for the full year. 
If the property is registered in October or later during the year then the property tax will be for half year. Penalty and interest add up to tax, cess and SWM. 

Deadline for the payment:
If the tax is paid before the deadline set usually around end of May in a year, then the owner is liable for 5% rebate. If paid after the set date then the rebate is not applicable.
IF paying tax for an earlier assessment year or later during the year then currently BBMP adds penalty + 2% interest per month!

Process of paying tax for a property without pid and khata in BBMP limit:
1. Visit the BBMP office concerning the property for which the tax has to be paid.
A form will be provided to you to enter information concerning the property and the owner or person seeking to pay property tax. 

• Name and address of the person seeking to pay taxes usually the owner
• Property address
• Area in sq ft
• Self occupied/tenanted
• Mobile no
• Signature

Complete the form and attach a copy of the sale deed to it.
Submit it to the office at the counter in BBMP office.

2. Wait for the revenue officer to visit and verify the provided details of the property.
When the office has completed his verification he sends a report to the office. 

3. The clerk creates an application for your property with the provided details in your application and report provided by the Revenue Officer.
An sms will be sent to the mobile no (provided in your form to BBMP seeking payment of property tax). Sms contains the application no.

4. You have two options now 

If you do not know how to use internet or if you are unsure then 

a.   Go to BBMP office and show the sms to the clerk. He will complete your form with the mode of payment.

       You can choose to pay by cash/cheque at the bank or online.

       If you choose to pay at bank then the clerk generates a challan and prints it to 

       you. You have to now go to the concerned bank and make the payment.

b.  If you can do it yourself then go to the BBMP website and do it yourself.

 Property tax filing & Payment --> New property.

Enter the application no received by sms in the field “Enter Application Number :”

Verify information in each step – Step 1, Step 2 and Step 3. 
Note: Take a screenshot and save it in a doc and print it for reference. 
Application print facility is removed by BBMP on their website and the application no for later years the is same for properties having no pid or khata. 

Select payment mode and complete payment.

Download receipt after making payment.

 For later assessment years use the same application no as base SAS application no and make payment using Form I/II/III. 

Name Change on BESCOM Electrical connection in Bangalore

Name Change on BESCOM Electrical connection in Bangalore

This article provides an overview and a detail on the procedure to change the name on a BESCOM electrical meter in bangalore.

I have gone through this process myself and before it vanishes from my memory here is a small write up and hope it helps people in need.

Myth: 
Dealing with Government office/staff is a pain. They charge bribe.

Fact:
Yes, I have dealt with them. I haven't paid bribe. 

Tip: If you do not know language of the state - Kannada, then please learn some basics - where to go, whom to give.. these kind of key words. 

Overview:

Purpose: Change name on the BESCOM electrical meter connection
Reason: change in ownership of the property.
Turn around time:
To apply: Document preparation + few mins
Name change reflection: 2^nd subsequent bill after your submission should reflect new owner name.

Procedure:

There are four forms to be submitted to BESCOM sub division office pertaining to the area the property belongs to along with necessary documentation and fees.
(In my case it was ISRO Layout sub division office)

Fee: For the transfer it is Rs.100* as of Sep 2016.
Documentation:
1. Notarized copy of the following:
sale deed, khata, property tax paid receipt** - if you have just the sale deed it is still accepted
2. New Owner Identification proof copy
3. Electricity bill in original or copy

Additionally what you will need:
Take a clear photo of your electricity meter with your smartphone and carry it when you go to BESCOM office. If not, the Junior Engineer (JE) at the sub division office will have to send lineman to your place and this adds further delay to the process.

Further Details on the forms:
The four forms mentioned above are:
1. Application form for transfer
2. Indemnity bond valued at Rs.200
3. Power Transfer bond valued at Rs.200
4. No Objection Certificate (NOC)

Where do you get the forms?
These forms are available on BESCOM website. It is generally not suggested to download all of these.
Reason: If you download the bonds then you will have to get a stamping of Rs. 200 each on the two bonds mentioned above from the Registrar of the Government office: Department of Stamps and Registration.

Alternate option to this is: buy a file containing these forms from a xerox shop near the BESCOM sub division office. The file costs you Rs. 450*.

How does the file look like?
Sample pictures below -

File looks like this

FORM I: Application Form Page 1

FORM I: Application Form Page 2

FORM II: Indemnity Bond

FORM III: Power Transfer Bond Page 1

FORM III: Power Tansfer Bond Page 2

FORM IV: NOC

Detailed Procedure:

Get the FORM IV - NOC (downloaded from BESCOM website or from the file) signed by the previous owner. Should your property registration deed mention that there is no objection for such transfers then there is no need for this NOC says BESCOM.
Always better to have this.

While this takes some time you can prepare rest of the documents mentioned above.

Once the documentation is ready and forms are filled then you can go to BESCOM sub division office and ask the attendant on who is the JE showing your electricity bill.
(In my case the JE sits in Chikkallasandra office next to Brigade Komarla apartments)

JE will verify the documentation and may ask a few questions on what is the file for and whose name it is currently in and whose name it should be transferred. Fair enough questions that can be answered easily.

Show the photo you took on your smartphone to JE so he can fill in the office purpose details in the Application form. He will then sign, put his seal and hand over the file to you.

In case this sub division office is a branch of the BESCOM office the electrical meter is associated with then you will need to head towards the main sub division office. 
In my case it was BESCOM ISRO Layout.

Check at the entrance where you need to go to reach the particular clerk.
This person will again verify your documents, application form, bonds, NOC, Id proof copy and the bill. If all is well, he will write some remarks on your file for the Cash counter staff to collect transfer fee of Rs.100*.

Then go to the Cash counter and pay the fee for your meter no (RR no) showing the file or saying it is for name transfer.
You will be given a receipt.
Take a photo of this for proof. Should you need to follow up later this will serve as an acknowledgement.

Then put this receipt also in the same file and hand over to the same clerk.

All done - the second subsequent bill should reflect the name change!

If not, a trip or two to the BESCOM office to follow up on why it was not done should get it changed.

All the best!


* as of Sep 2016 and subject to change with the change in rules mandated by BESCOM
** Documents as applicable will need to be submitted and are listed in the application form which is FORM I in the file or on BESCOM website