A comprehensive overview of Government Orders, Circulars, and Instructions from the Revenue Department, Government of Andhra Pradesh.
1. Land Alienation & Section 22-A Deletions
Section 22-A of the Registration Act, 1908 prohibits the registration of certain government, assigned, and endowment lands. Between 2024 and 2026, the Andhra Pradesh government issued numerous orders to remove specific parcels from this prohibited list, enabling lawful transactions.
Key Deletion Orders
- Kadiyadda Village (West Godavari): Ac.4.40 cts in Sy.No.537-1 deleted from the 22-A list (G.O.Ms.No.260, dated 04-05-2026).
- Unikili Village (Eluru District): Lands in Sy.Nos. 37/1, 38/1, etc., assigned to political sufferers in 1951, were deleted (G.O.Ms.No.301, dated 22-05-2026).
- Kalidindi Village (Eluru District): Lands in Sy.Nos. 1051, 1083, 1084, etc., classified as “Anadheenam,” were removed (G.O.Ms.No.302, dated 22-05-2026).
- Vaivaka Village (Eluru District): Lands in Sy.Nos. 90/1, 90/2, etc., assigned to political sufferers, were deleted (G.O.Ms.No.307, dated 25-05-2026).
APIIC Lands
A major reform via G.O.Ms.No.61 (Industries & Commerce Dept., 22-03-2026) approved the one-time mutation of ~51,603 acres of APIIC-held lands and deletion of ~70,000 acres from the 22-A list. This enables APIIC to execute sale agreements, obtain bank finance, and speed up industrial development.
Comprehensive Guidelines
A consolidated circular (Memo No. REV01-LANAOLAND/435/2025) categorizes lands eligible for deletion:
- Ex-Servicemen / Serving Soldiers / Freedom Fighters: If assigned more than 10 years ago and any one supporting document is available, the Joint Collector can delete.
- Political Sufferers: Same as above, but the date of assignment is immaterial.
- Assignments prior to 18.06.1954: Eligible for deletion based on older revenue records.
- Private Patta Lands: All patta lands shall be removed forthwith from the 22-A list.
- Part-Survey Numbers: If only a sub-division should be in the 22-A list, the entire survey number must not be placed there.
Important: The power to remove land from the 22-A list now vests with the RDO, while the power to add land to the list vests with the Collector. Appeals against RDO orders lie with the Joint Collector within 30 days.
2. Land Assignment & Regularization
Several schemes and guidelines were introduced to assign government land to the poor and regularize long-standing unauthorized occupations.
Regularization Scheme, 2025
G.O.Ms.No.30 (29-01-2025) introduced a comprehensive scheme to regularize unauthorized occupation on unobjectionable government land by dwelling units.
- Cut-off date: Occupation on or before 15.10.2019.
- Eligibility: BPL/APL families, woman member as beneficiary, no other house/house site in the state.
- Cost: Up to 150 sq. yards – free; 151–300 sq. yards – 15% of basic value (BPL) or 50% (APL); 301–450 sq. yards – 100% (BPL) or 200% (APL); above 451 sq. yards – 5 times basic value.
- Deadline: Extended to 31.12.2026 via G.O.Ms.No.115.
Gajuwaka Regularization Scheme
G.O.Ms.No.45 (11-02-2025) provides a special scheme for regularizing encroachments in Gajuwaka Revenue Village, Visakhapatnam, up to 1000 sq. yards.
- Cut-off: 31.12.2023.
- Cost: 1–100 sq. yards free; 101–200 sq. yards Rs.50–100 per sq. yard; 201–400 sq. yards Rs.120–240; 401–1000 sq. yards Rs.1000–2000.
- Deadline: Extended to 30.06.2026 via G.O.Ms.No.114 (check for any further extension, as this date has now passed).
Assignment to Ex-Servicemen
A CCLA circular (No. Assn.I/2818153/2025) consolidated guidelines for assigning land to ex-servicemen, changing land classification, and deleting such lands from the 22-A list.
District Level Assignment Review Committees
G.O.Ms.No.104 (27-03-2025) reconstituted these committees under the Chairmanship of the District In-charge Minister to assign vacant government and ceiling surplus lands to eligible landless poor.
3. Land Protection & Anti-Encroachment
The government took strong measures to protect government lands from encroachment and fraudulent registration.
Re-verification of Freehold Lands
A massive exercise was mandated to re-verify assigned lands, dotted lands, Inam lands, and Sharathugala patta lands converted to freehold. The official review found deviations in over 4.7 lakh acres.
- Unregistered deviation cases: Re-notify under 22-A, update records.
- Registered deviation cases: Cancel registered documents under the A.P. Registration Act, initiate action under the A.P. Assigned Lands (POT) Act, 1977.
- Fix responsibility on errant employees under CCA Rules.
Cancellation of Fraudulent Registrations
Memo No. REV08-22057/11/2024 empowers District Collectors and Tahsildars to execute cancellation deeds for registered documents involving government/assigned/endowment lands, as per Rule 26(k)(i) of the A.P. Registration Rules. Registration fees for such cancellations are exempted (G.O.Ms.No.163).
Gramakantam Lands
G.O.Ms.No.297 (19-05-2026) provides guidelines for registering house sites/houses in Gramakantam lands, clarifying that these are generally not prohibited under Section 22-A. Registering Officers can proceed based on webland classification, link documents, or house tax receipts.
4. Land Acquisition & Exchange
Instructions were issued to streamline land acquisition under the LARR Act, 2013, and to regulate the exchange of government land with private land.
Exemption from LARR Act
CCLA Circular Memo No. LA-I/413/2025 clarifies the procedure for exempting certain projects (national security, rural infrastructure, affordable housing, industrial corridors, PPP infrastructure) from Chapters II and III of the LARR Act under Section 10-A. Only the Revenue Department can issue the exemption notification (Form A-2).
Market Value Determination
All Collectors must follow a uniform procedure for determining market value under Section 26 of the LARR Act, using the prescribed multiplication factor and solatium, especially for alienation to private entities.
Exchange of Land
Circular Memo No. LA-1/2001A/2025 outlines the procedure and required documents for exchanging government land with private land under BSO 26-A. For government flagship programmes up to Ac.1.00, Collectors can approve; other cases go to APLMA.
5. Land Revenue & Record of Rights (ROR)
Several orders relate to the maintenance and correction of land records, making the system more transparent and citizen-friendly.
Amendment to ROR Act
Act No. 8 of 2025 amends the A.P. Rights in Land and Pattadar Pass Books Act, 1971, restoring the Sub-Collector/RDO as the Appellate Authority for ROR matters, replacing the DRO. Appeals must be disposed within 3 months.
Regularization of Sadabainamas
G.O.Ms.No.467 (04-12-2025) extends the time limit to 31.12.2027 for regularizing unregistered sale deeds (Sadabainamas). Small and marginal farmers are exempt from stamp duty and registration fees. Possession can be determined through Adangal, gist receipts, or local enquiry.
Water Tax Waiver
G.O.Ms.No.262 (31-07-2025) orders a one-time waiver of outstanding interest of Rs.85.81 crores on water tax arrears while collecting the principal from farmers.
Repeal of Land Conversion Act
Act No. 20 of 2025 repeals the A.P. Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2006, to simplify land development and promote “speed of doing business.”
Resurvey & Corrections
Circulars from the Director of Survey, Settlements & Land Records provide detailed SOPs and timelines (120–165 days) for correcting errors in the ongoing resurvey and for implementing an Error Correction module in the Bhunaksha application.
Mutation & Dispute Register
- Rectification of anomalies in Webland Adangal (Itarulu, Migulu Bhoomi) through a dedicated module (CCLA Ref. No. REV02-12022/357/2025).
- Auto-mutation of registered documents through GSWS (CCLA Ref. No. REV02-12022/428/2025).
- Reduction of land in the Dispute Register (1.87 lakh acres) through monthly reviews and committee decisions.
Strengthening Notice Mechanisms
A circular mandates strict adherence to natural justice, requiring service of notices through registered post and electronic means (WhatsApp, e-KYC) for ROR mutations and 22-A inclusions. Proof of service must be preserved.
6. Legal & Vigilance Matters
The government issued instructions to improve the handling of court cases and to expedite disciplinary proceedings.
Court Cases
- Written instructions/counters must be submitted within 48 hours of downloading from APOLCMS.
- Possession details and panchanama must be included in written instructions.
- Only Dy. Tahsildar and above cadre officers should approach Government Pleaders for counter approval.
- Legal opinions of Government Pleaders must not be extracted or enclosed in government orders.
- F-Line petitions must be disposed within the SLA period.
Disciplinary Cases
- G.O.Ms.No.77: Appointment of Nodal Officers for Disciplinary Cases (NODC) in all departments.
- G.O.Ms.No.78: Periodic Review Mechanism (PRM) for pending disciplinary cases at State, Secretariat, HoD, and District levels.
- G.O.Ms.No.81: Deployment of e-Vigilance online application for end-to-end tracking of disciplinary proceedings. Case ID is mandatory from 01-08-2026.
7. Settlement & Inam Lands
Clarifications and orders were issued regarding Village Service Inams and settlement powers.
Village Service Inams
The government clarified that Village Service Inams are not covered under the Inams Amendment Act, 16 of 2013, as they are not burdened with service to a deity. G.O.Ms.No.310 and subsequent orders allow for their conversion to freehold and deletion from the 22-A list. A total of ~1.36 lakh acres have been exempted from abeyance orders.
Delegation of Powers Withdrawn
G.O.Ms.No.337 (08-06-2026) withdraws the delegation of settlement powers from Project Officers of ITDAs and restores them to the Commissioner/Director of Survey Settlements & Land Records, A.P.
8. Frequently Asked Questions (FAQs)
👆 Tap any question to reveal the answer.
What is Section 22-A of the Registration Act?
It is a provision that prohibits the registration of certain categories of land, such as government lands, assigned lands, and endowment lands, to prevent illegal transfers. The government can notify or de-notify specific survey numbers under this section.
Who can remove land from the 22-A prohibited list?
As per the 2025 circular, the power to remove land from the 22-A list vests with the RDO (Revenue Divisional Officer). The power to add land to the list vests with the Collector.
What is the Regularization Scheme, 2025?
It is a scheme to regularize unauthorized occupation on unobjectionable government land by dwelling units, with a cut-off date of 15.10.2019. Eligible beneficiaries (preferably women) can get pattas after paying prescribed costs. The deadline to apply is 31.12.2026.
What are Sadabainamas, and can they be regularized?
Sadabainamas are unregistered sale deeds. The government has extended the time limit to 31.12.2027 to regularize them under Rule 22(2) of the A.P. Rights in Land and Pattadar Pass Books Rules, 1989. Small and marginal farmers are exempt from stamp duty and registration fees.
How are Village Service Inam lands treated?
Village Service Inams (for barbers, carpenters, etc.) are not covered under the Inams Amendment Act, 2013. They can be converted to freehold, removed from the 22-A list, and registered. Over 1.36 lakh acres have already been exempted from abeyance orders.
What is the e-Vigilance application?
It is an online application developed by APCFSS to track disciplinary cases against government employees. From 01-08-2026, mentioning the e-Vigilance case ID in suspension orders or charge memos is mandatory.
How can I apply for regularization of my occupied land?
Applications should be filed at the Village Secretariat / Ward Secretariat or through MeeSeva, as per the prescribed proforma, before the deadline. For the 2025 scheme, the last date is 31.12.2026.
What is the role of the Joint Collector in 22-A deletions?
The Joint Collector hears appeals against RDO orders (within 30 days) and also deletes lands from the 22-A list in certain categories (e.g., Ex-Servicemen assigned more than 10 years ago).
📌 Note: This article summarizes key Government Orders and Circulars issued by the Revenue Department, Government of Andhra Pradesh, between 2024 and 2026. For complete details, please refer to the original gazette notifications and official documents. This is for informational purposes only and does not constitute legal advice.
