BMC Property Tax Name Update: A Complete Guide for Mumbai Owners

Owning property in Mumbai comes with the responsibility of maintaining accurate records with the Municipal Corporation of Greater Mumbai (MCGM). Whether you've recently purchased a property, inherited one, or simply need to correct a spelling error, updating your name on property tax records is crucial for legal compliance and smooth transactions.

Getting your name changed on MCGM property tax records has become significantly easier with online facilities. You no longer need to spend hours waiting in long queues at municipal offices. This comprehensive guide will walk you through every step of the name change process, helping you complete it efficiently from the comfort of your home.

Why is Accurate Name Registration Important?

Having the correct name on your property tax records is essential for several reasons. It establishes your legal ownership, ensures smooth property transactions, and prevents future disputes. Additionally, banks require accurate property documents for home loans, and any discrepancy can delay your financial approvals.

Many property owners in Mumbai face issues due to incorrect spellings or outdated names on their tax records. The MCGM has streamlined the correction process to help citizens maintain accurate documentation without unnecessary hassles.

Who Can Apply for Name Change on MCGM Property Tax Records?

The MCGM allows name changes only under specific circumstances to maintain the integrity of property records. Here are the eligible scenarios:

Legal Property Owners

You must be the rightful owner of the property as per legal documents like sale deed or gift deed.

Name Change Due to Personal Reasons

If you've legally changed your name due to marriage, divorce, religious conversion, or court order, you can update your property records accordingly.

Spelling Corrections

Minor spelling errors or incorrect name entries can be corrected with proper documentation.

Property Inheritance

When property ownership transfers due to inheritance, the new owner can register their name in the tax records.

Property Transfer

New owners who have purchased property through legal channels can update their names in the municipal records.

Essential Documents for MCGM Name Change Process

Gathering the right documents is crucial for a smooth name change process. Here's what you'll need:

Ownership Proof Documents

• Original sale deed or purchase agreement
• Gift deed (if property received as gift)
• Inheritance documents or succession certificate
• Will or probate documents
• Society share certificate

Identity Verification Documents

• Aadhaar card (mandatory)
• PAN card
• Voter ID card
• Passport or driving license

Name Change Proof

• Marriage certificate (for name change after marriage)
• Gazette notification for legal name change
• Court order (if name changed through legal proceedings)
• Affidavit for spelling corrections

Property Tax Documents

• Latest property tax receipts
• Previous year's tax payment receipts
• Property card or assessment details

Step-by-Step Guide: Online Name Change Process

The online method is the most convenient way to change your name on MCGM property tax records. Follow these detailed steps:

Step 1: Access the MCGM Portal

Visit the official MCGM website at https://www.mcgm.gov.in/irj/portal/anonymous and navigate to the Citizen Services section.

Step 2: Select Property Tax Services

Click on 'Property Tax' under the Citizen Services menu. You'll see various options related to property tax services.

Step 3: Login or Register

If you're already registered, use your credentials to log in. New users should click on 'KYC non reg user' and complete the registration process with basic details.

Step 4: Fill the Application Form

Complete the online name change application form with accurate details. Double-check all information before proceeding to the next step.

Step 5: Upload Required Documents

Scan and upload all supporting documents in the specified format. Ensure documents are clear and readable to avoid rejection.

Step 6: Pay Processing Fees

Complete the payment using available online payment methods. The fee typically ranges from ₹200 to ₹500 depending on the type of change required.

Step 7: Submit and Track

After successful submission, note down the reference number for tracking your application status. The system will update within 3-5 working days.

Offline Name Change Process at MCGM Ward Office

For those who prefer in-person assistance, the offline method remains available:

Visit Your Ward Office

Locate your nearest MCGM ward office based on your property's location. Mumbai has 24 ward offices serving different areas.

Collect Application Form

Request the name change application form from the help desk and fill it out completely with accurate information.

Submit Documents

Attach all required documents with the application form. Officials will verify the documents on the spot.

Pay Processing Fee

Make the payment at the designated counter. Keep the payment receipt safe for future reference.

Collect Acknowledgment

Obtain the acknowledgment receipt with a reference number to track your application status.

MCGM Property Tax Payment: Online and Offline Methods

Online Payment Process

Log in to the MCGM property tax portal at https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login. Enter your property details, view the tax amount, and complete payment using net banking, credit card, or UPI.

Offline Payment Options

Visit any MCGM ward office during working hours to pay your property tax. You can also use authorized collection centers across Mumbai for convenient payment.

Recent Updates: Property Tax Increase in 2025

The BMC issued revised property tax bills in May 2025 for the financial year 2025-26, showing increases between 8-20%. This revision affects over 9 lakh property owners in Mumbai and is attributed to updated ready reckoner rates that became effective from April 1, 2025.

Property owners should budget for these increased amounts when planning their annual expenses. The higher tax rates reflect the updated property valuations across different areas of Mumbai.

Important Deadlines and Penalties

Payment Deadline

The MCGM property tax for 2025 must be paid by June 30, 2025. This deadline is strictly enforced across all Mumbai properties.

Penalty Consequences

Late payment results in significant penalties including:

• Interest charges on outstanding amounts
• Additional penalty fees
• Legal action in extreme cases
• Potential property attachment for persistent defaulters

Early Payment Benefits

Some property owners may be eligible for discounts on early payment, though specific terms vary by property type and location.

Pro Tips for Smooth Name Change Process

Document Preparation

Ensure all documents are properly attested and certified copies are made before starting the process.

Online Preference

Choose the online method whenever possible as it's faster and provides better tracking facilities.

Follow-up

Regularly check your application status using the reference number provided after submission.

Professional Help

Consider consulting property lawyers for complex cases involving multiple ownership changes or legal disputes.

Common Challenges and Solutions

Document Rejection

If documents are rejected, carefully review the feedback and resubmit with corrections. Ensure all scanned copies are clear and properly formatted.

Processing Delays

While the standard timeline is 3-5 working days, some cases may take longer. Patient follow-up with the concerned department usually resolves delays.

Technical Issues

For online portal problems, try using different browsers or contact the MCGM helpline for technical support.

Conclusion

Changing your name on MCGM property tax records is a straightforward process when you have the right information and documents. The online system has made it convenient for Mumbai residents to update their property records without visiting government offices.

Remember to keep all your property documents updated and maintain regular tax payments to avoid complications. With proper preparation and following the steps outlined in this guide, you can successfully complete your name change process within a few working days.

Stay proactive about your property documentation, as accurate records are essential for future property transactions, loan applications, and legal compliance in Mumbai.

Frequently Asked Questions

Q1: How long does it take to change name on MCGM property tax records?
The online process typically takes 3-5 working days, while offline applications may take 7-10 working days.

Q2: What is the fee for changing name on property tax records?
The processing fee ranges from ₹200 to ₹500 depending on the type of name change required.

Q3: Can I change my name online if I'm not registered on the MCGM portal?
Yes, you can register as a new user by clicking 'KYC non reg user' and completing the registration process.

Q4: Is it mandatory to change name immediately after property purchase?
While not immediately mandatory, it's recommended to update records within 3-6 months to avoid future complications.

Q5: Can I track my name change application status?
Yes, you can track your application using the reference number provided after submission through the MCGM portal.

Q6: What happens if my name change application is rejected?
You'll receive feedback on the rejection reason and can resubmit with corrected documents or additional proof as required.

Q7: Can someone else apply for name change on my behalf?
Only the legal property owner or their authorized representative with proper power of attorney can apply for name changes.

Q8: Is there any discount for early property tax payment in 2025?
Discount policies vary by area and property type; check with your local ward office for specific early payment benefits.