A Vertical Property Card is a new type of flat-level property record proposed by the Maharashtra government. Unlike traditional land records that show only the landowner (such as a cooperative housing society or developer), the Vertical Property Card will show:
- The individual flat owner’s name
- Carpet/covered area of the flat
- Exact share of the land attached to each flat
- Building and survey details
- Encumbrances, such as home loans, liens, or legal disputes
- A unique card number and digital verification code (likely QR-based)
This will give every apartment owner an independent, government-recognised identity for their property in multi-storey buildings.
Why Maharashtra Is Introducing Vertical Property Cards
Current Problems:
- Apartment owners are not individually listed in government land records.
- Banks require heavy documentation because official records don’t show flat-wise ownership.
- Redevelopment projects often face delays due to non-standard ownership information.
- Land records (7/12 extract or property register card) do not map apartment rights.
To address these gaps, the Maharashtra government has constituted a high-level committee to draft the Vertical Property Rules.
Reference: Hindustan Times; Mumbai Live.
Government Action and Timeline
- The Revenue Department has formed a committee headed by the Additional Chief Secretary (Revenue) to draft rules for issuance of Vertical Property Cards.
- Members include officials from the Revenue, Urban Development, Law, Cooperation, and Settlement & Land Records departments.
- The committee has been asked to study models used by other states and submit its recommendations quickly.
- Once the rules are notified, the card distribution will begin in phases.
Reference: Hindustan Times, Free Press Journal.
What the Vertical Property Card Will Contain
Based on official statements and draft proposals, the card is expected to include:
- Owner’s name and ID data
- Apartment details — wing, floor, flat number
- Carpet/covered area
- Proportionate land share
- Survey/plot information
- Encumbrances (loans or disputes)
- Digital verification code (likely QR)
- Card serial number
Reference: MagicBricks, 99acres.
Benefits of Vertical Property Cards
For Flat Owners:
- Clear, government-backed proof of ownership
- Faster home loan approvals
- Stronger documentation for resale, inheritance, and redevelopment
- Simplified legal verification
For Banks:
- Faster title checks
- Reduced risk of fraud or unclear ownership
For Government Agencies:
- Accurate land and building records
- Better tracking of tax liabilities
- Improved transparency
For Real Estate Market:
- Reduces disputes over land share
- Clearer, standardised documentation across Maharashtra
Reference: MagicBricks, 99acres.
Challenges and Implementation Risks
- Data accuracy: Old records may need extensive correction.
- Survey complexity: Capturing flat-wise area and land share is a large-scale task.
- Legal alignment: Rules must integrate with existing land, co-op, and apartment ownership laws.
- Operational workload: Updating thousands of buildings will require a structured rollout.
- Privacy: Rules must define what information is public vs. restricted.
- Bank acceptance: Financial institutions must be formally directed to accept the new card.
Reference: Free Press Journal, MagicBricks.
Expected Process for Issuing the Cards
- Rules notified after committee recommendation.
- Data collection: Government teams coordinate with building societies and developers.
- Digital mapping: Verification of carpet area, land share, survey details.
- Generation of Cards: Digital (PDF/e-card) and possibly physical cards.
- Integration: Linking with municipal tax systems and registration databases.
- Mutation system: Procedure for updating card details after sale or inheritance.
Reference: Government committee reports (media summaries).
Comparison With Existing Systems
Traditional records (7/12 extract and Property Register Card) show the landowner but not individual flats.
The Vertical Property Card integrates apartment-level ownership into the official land record system for the first time.
Reference: 99acres.
What Flat Owners Should Know
- Sale deeds and society share certificates remain valid.
- The Vertical Property Card is an additional official proof that enhances clarity.
- The rollout will be phased; older buildings may take longer to be updated.
- Owners may later be required to verify information through society documents.
Reference: Hindustan Times; Mumbai Live.
FAQ — Vertical Property Card
Q1: What is a Vertical Property Card?
It is a government-issued property record for individual flats, listing owner details, carpet area, land share, and encumbrances.
Q2: Who will get the card?
All flat/apartment owners in multi-storey buildings across Maharashtra.
Q3: Is it available now?
As of late 2025, rules are being drafted. Implementation will begin once the government notifies the Vertical Property Rules.
Q4: Will this replace the sale deed or society share certificate?
No. It supplements existing documents, offering state-level recognition in land records.
Q5: Does it help with home loans?
Yes. Banks can quickly verify ownership, carpet area, and encumbrances.
Q6: Will the card show mortgages?
Yes. Encumbrances such as loans and legal disputes are expected to be listed.
Q7: Who will issue the card?
Likely the Revenue Department through District Land Records Offices. The final authority will be defined in the rules.
Q8: Do flat owners need to apply?
Process details will be included in the rules. It may be automatic or application-based depending on the building.
Q9: Will the card replace the 7/12 extract?
No. It will integrate apartment details into land records but not replace core land documents.
Q10: How will discrepancies be handled?
A correction/appeal mechanism will be defined in the rules. In unresolved cases, civil courts may still be involved.
Q11: Will there be a fee?
A formal fee structure will be announced after rule notification.
Q12: What about redevelopment?
Having clear, flat-wise land share records will make redevelopment approvals faster and more transparent.