Overview

Short-term rentals ARE ALLOWED in the Randolph AFB, TX area, which falls under the jurisdiction of the City of San Antonio and Bexar County. Randolph AFB is located within the San Antonio metropolitan area, and short-term rental operations in this market are subject to comprehensive municipal regulations. The City of San Antonio has established a detailed framework for short-term rental operations that applies to properties within its city limits, including areas surrounding Randolph AFB.

How to Start a Short-Term Rental Business in This Market

Step 1: Determine Your STR Type

San Antonio categorizes short-term rentals into two distinct types:

• Type 1 STR: Owner-occupied properties where the property owner makes their legal residence at the site (evidenced by voter registration, vehicle registration, or similar means)
• Type 2 STR: Properties that are not occupied by the owner

Step 2: Obtain Required Permits

All short-term rentals located inside City limits must obtain a Short Term Rental permit through the Development Services Department. The application process requires comprehensive documentation and compliance verification.

Step 3: Register for Hotel Occupancy Tax (HOT)

Every STR owner/operator must collect and remit Hotel Occupancy Tax monthly, regardless of whether there are taxable room receipts. Registration with the City of San Antonio Finance Department is mandatory before permit issuance.

Step 4: Complete Safety and Compliance Requirements

Properties must meet all applicable city-adopted codes, including fire safety, occupancy limits, and life safety requirements.

Required Documents, Permits, Licenses, and Guidelines

Primary Permit Requirements

Short Term Rental Permit Application

• One-time application fee: $200.00
• Renewal fee: $100.00 (every 3 years)
• Application includes:
  • Complete ownership/operator/agent information with names, addresses, current email addresses, and telephone numbers
  • Sketch or narrative describing available parking spaces
  • Floor plan sketch identifying sleeping areas, proposed maximum guests, evacuation routes, and fire extinguisher locations
  • 24-hour emergency contact information for owner, operator, or designated agent
  • Written confirmation from City Finance Department showing HOT registration
  • Statement of compliance with all standards and requirements
  • Proof of General Liability Insurance (minimum $500,000 per occurrence, $1,000,000 aggregate)

Additional Required Documentation

• Initial inspection by Development Services Department
• Annual independent fire extinguisher inspections
• Compliance with San Antonio Property Maintenance Code occupancy limits
• Life safety equipment compliance (smoke/CO2 detectors, emergency escape openings)

Insurance Requirements

• General Liability Insurance: Minimum $500,000 per occurrence, $1,000,000 aggregate

Tax Registration Requirements

• Hotel Occupancy Tax registration with City of San Antonio Finance Department
• Monthly HOT reporting and remittance through online portal

Specific Regulations for Short-Term Rentals

Zoning and Location Requirements

Type 1 STRs (Owner-Occupied)

• Permitted in all residential zoning districts
• May include rental of less than entire dwelling unit if:
  • Sleeping area includes shared use of full bathroom
  • Owner is generally present at the licensed property
• 1 parking space per unit required

Type 2 STRs (Non-Owner-Occupied)

• Permitted in residential zoning districts subject to special restrictions
• Must rent entire dwelling unit (no partial rentals)
• Special exception required if within 300 feet laterally and 150 feet perpendicularly of another Type 2 STR
• 1 parking space per unit required
• Definite period permits not to exceed 3 years
• Non-transferable to another owner, operator, or location

Safety and Life Safety Requirements

Fire Safety

• 2A:10B:C type fire extinguisher (standard 5-pound) properly mounted within 75 feet of all portions on each floor
• Smoke and CO2 detectors conforming to city-adopted codes
• Every sleeping area must have at least one operable emergency escape and rescue opening
• Evacuation plan posted conspicuously in each permitted sleeping area

Occupancy Limits

• Maximum occupancy defined by San Antonio Property Maintenance Code
• Non-compliant sleeping areas cannot be used and must remain locked when dwelling operates as STR
• Non-compliant areas excluded from maximum occupancy calculations

Operational Requirements

Advertising and Signage

• All advertisements (online and physical) must include STR permit number
• Signage must comply with city's current sign code
• For Type 2 STRs: no advertising signs permitted; name plate not exceeding 1 square foot attached flat to main structure

Conduct and Noise

• Operators responsible for informing occupants of relevant city codes
• Excessive noise or disturbance prohibited (Chapter 21, Article III of Code of Ordinances)
• Quiet hours and noise restrictions must be posted and enforced
• No overnight outdoor sleeping or outdoor sleeping spaces for rent

Indoor Notification Requirements Operators must post in conspicuous location:

• Maximum occupancy
• Parking locations and prohibition of parking on landscaped areas
• Quiet hours and noise restrictions
• Restrictions on outdoor facilities
• 24-hour contact person and phone number
• Property cleanliness requirements
• Trash pickup requirements and trash can locations
• Flooding hazards and evacuation routes
• Emergency numbers
• Notice of occupancy and parking compliance requirements
• STR permit, Health Department permit, and HOT registration information

Enforcement and Penalties

Violation Consequences

• Operating without valid permit: criminal offense
• Permit revocation if three or more confirmed citations issued within six months
• Failure to pay HOT timely: permit revocation if arrearage not paid within 90 days
• Violations punishable by $200-$500 fine per occurrence
• Each day of violation constitutes separate offense

Revocation Procedures

• Written notice provided for revocation
• Cannot reapply for same property for 12 months after revocation
• Appeals must be filed within 10 business days

Tax Obligations

Hotel Occupancy Tax (HOT) Requirements

Monthly Reporting

• All STRs must report HOT monthly even with no revenue
• Filing due even if property not listed on platforms
• Enter "0" for reporting periods with no revenue

Platform-Specific Requirements

• Airbnb & Vrbo: These platforms remit HOT directly to State of Texas
• Effective March 10, 2025: Platforms pay City HOT on behalf of operators
• STR operators must:
  • Continue filing Bexar County HOT reports through Avenu
  • File City HOT reports through Avenu and pay any taxes not collected by platforms
• Non-platform rentals: Must report and pay City and County HOT monthly through Avenu

Reporting Portal

• Online portal administered through Avenu Insights & Analytics
• New accounts: Register for HOT account number after STR registration
• Changes to existing accounts: Look for notices from Avenu for updated account numbers
• First online report due last day of month when account number received
• Failure to report or pay results in penalty and interest fees

Contact Information

City of San Antonio Development Services Department

• Phone: 210-207-1111
• Email: Available through online contact form
• Website: www.sa.gov/Directory/Departments/DSD/STR/Permits
• Address: City of San Antonio, TX

Avenu Insights & Analytics (HOT Tax Administration)

• Email: SAHOT@avenuinsights.com
• Phone: 888-885-7289
• Online Portal: www.hoteltaxonline.com

City of San Antonio - Customer Service

• Phone: 3-1-1 or 210-207-6000
• Website: www.sa.gov/Site-Footer/Contact-Us

Violation Reporting

• Phone: 855-431-4818
• Online: www.harmari.com/tipform-sanantonio

Source Links

1. City of San Antonio Short-Term Rental Information: www.sa.gov/Directory/Departments/Finance/Taxes-Fees/HOT/STR

2. San Antonio STR Permit Information: www.sa.gov/Directory/Departments/DSD/STR/Permits

3. HOT Tax Online Payment Portal: www.hoteltaxonline.com

4. San Antonio Short-Term Rental Ordinance (Draft): docsonline.sanantonio.gov/FileUploads/dsd/ShortTermRentalDRAFTOrdinance.pdf

5. Account Number Search: hoteltaxonline.com/ShortTermRentalPermit/

6. San Antonio Development Services Department: www.sa.gov/Directory/Departments/DSD

Important Note: Randolph AFB operates as a military installation, and properties on the installation itself may be subject to additional federal regulations and restrictions. Properties in the surrounding civilian areas (Universal City, Schertz, etc.) that are within San Antonio city limits will be subject to the regulations outlined above. Properties outside San Antonio city limits may be subject to Bexar County regulations instead. Always verify jurisdictional requirements for your specific property location.