Sections 21 explained: this guide covers what it means, who it applies to, the step-by-step process, documents required, fees, due dates and penalties in India — so you can stay compliant with confidence and avoid costly mistakes.
A deed that does not describe its property properly can be turned away. Sections 21 and 22 say how houses and land must be described, when a map or plan must come with true copies, and how far a slip in the description matters. This article reads them as per the text of the Act consulted. If you are drafting a deed with a schedule of property, our agreement drafting service can check the description before you present it.
A non-testamentary document relating to immovable property will not be accepted for registration unless it describes the property sufficiently to identify it (s.21(1)). Town houses are described by street and occupancy; other houses and land by name, division, area, abutting roads and properties and, where practicable, a Government map or survey (s.21(2), (3)). A document with a map or plan needs a true copy (s.21(4)). Under section 22(2), failure to follow section 21(2) or (3) is not fatal if the property can still be identified, unless a State rule says otherwise.
Section 21(1): the basic rule
"No non-testamentary document relating to immovable property shall be accepted for registration unless it contains a description of such property sufficient to identify the same." Two things stand out. First, wills are outside the rule because the section speaks only of non-testamentary documents. Second, the test is identification. The question is whether someone reading the deed could point to the property. The meaning of "immovable property" is in section 2(6); see our article on section 2.
Section 21(2): houses in towns
Houses in towns "shall be described as situate on the north or other side of the street or road (which should be specified) to which they front, and by their existing and former occupancies, and by their numbers if the houses in such street or road are numbered." So three details are asked for: the side and name of the street or road, the present and earlier occupants, and the house number where numbering exists.
Section 21(3): other houses and lands
Other houses and lands "shall be described by their name, if any, and as being in the territorial division in which they are situate, and by their superficial contents, the roads and other properties on to which they abut, and their existing occupancies, and also, whenever it is practicable, by reference to a Government map or survey." The details are: name (if any), territorial division, superficial contents (area), abutting roads and other properties, existing occupancies, and a Government map or survey reference where practicable. Section 69(1)(c) allows the Inspector General to declare what territorial divisions are recognised under section 21, so the local rule should be checked.
Section 21(4): maps and plans
"No non-testamentary document containing a map or plan of any property comprised therein shall be accepted for registration unless it is accompanied by a true copy of the map or plan." If the property is situate in several districts, the document must come with as many true copies as there are districts. This ties to the several-districts provisions covered later in our article on sections 64 to 66.
Section 22: Government maps or surveys, and a slip that is not fatal
Sub-section (1). Where, in the opinion of the State Government, it is practicable to describe houses (not houses in towns) and lands by reference to a Government map or survey, the State Government may by rule made under the Act require that they be so described for purposes of section 21.
Sub-section (2). "Save as otherwise provided by any rule made under sub-section (1), failure to comply with the provisions of section 21, sub-section (2) or sub-section (3), shall not disentitle a document to be registered if the description of the property to which it relates is sufficient to identify that property."
Notice what the saving does and does not cover. It covers a failure to follow the details in section 21(2) or (3). It does not mention section 21(1) (the identification rule itself) or section 21(4) (the true copy of a map or plan), and it is expressly subject to any State rule. So a missing house number may not matter if the property is otherwise identifiable, while a description too vague to identify the property is a problem under section 21(1).
What the description must do: a checklist
| Property type | Details the Act asks for | Section |
|---|---|---|
| Any immovable property (non-testamentary document) | Description sufficient to identify it | 21(1) |
| House in a town | Side of the street or road (specified), existing and former occupancies, house number if numbered | 21(2) |
| Other house or land | Name (if any), territorial division, superficial contents, abutting roads and properties, existing occupancies, Government map or survey where practicable | 21(3) |
| Document with a map or plan | True copy of the map or plan; as many true copies as districts if in several districts | 21(4) |
| Slip in 21(2) or (3) | Not fatal if property is still identifiable, unless a State rule provides otherwise | 22(2) |
A practical example
Neha sells an agricultural plot to Ishaan. The sale deed describes the plot by village name, survey number, area and the adjoining roads and plots, and attaches a plan. Under section 21(3), name, division, area and abutting properties are expected. The plan needs a true copy under section 21(4). The deed omits the "existing occupancies" detail. Under section 22(2), if the plot is still identifiable, that omission does not by itself stop registration, subject to any State rule under section 22(1).
If the same deed had no usable description at all, section 21(1) would apply and the Sub-Registrar could not accept it. Our how-to on registering a sale deed shows where the description fits in the overall process.
Need help drafting a clear property schedule?
A short, precise description saves a rejected visit. Our agreement drafting team prepares property schedules and plans in line with these sections. State rules under section 22(1) and State amendments may add requirements; later amendments should also be checked.
Key takeaways
- A non-testamentary document relating to immovable property needs a description sufficient to identify the property.
- Town houses, other houses and land have their own lists of details.
- A document with a map or plan needs a true copy, and one per district if the property lies in several districts.
- A slip in section 21(2) or (3) is not fatal if the property is identifiable, unless a State rule says otherwise.
- Wills are outside section 21.
Read next
- Section 23A of the Registration Act, 1908: re-registration of documents presented by the wrong person
- Sections 19 and 20 of the Registration Act, 1908: unknown language, blanks and alterations
- Section 28 of the Registration Act, 1908: place for registering documents relating to land
- How to Register a Sale Deed -- Step by Step
Disclaimer: Based on a print of the Registration Act, 1908 marked as last updated on 9 July 2020, as consulted on 2 October 2026. State amendments and rules, later amendments, registration fees and stamp duty are not covered and should be checked. This article is general information, not legal advice; check the official text before acting.