Overview: Are Short-Term Rentals Allowed in San Antonio?

Yes, short-term rentals are explicitly allowed in San Antonio, TX. The city has established a comprehensive regulatory framework for STRs under Article XXII of the City Code (Chapter 16) and the Unified Development Code. San Antonio recognizes two distinct types of short-term rentals:

• Type 1: Owner-occupied primary residences
• Type 2: Non-owner-occupied properties

The city has implemented a permitting system, safety requirements, zoning regulations, and tax obligations to govern STR operations. STRs are permitted in most residential and commercial zoning districts, subject to specific conditions and limitations.

How to Start a Short-Term Rental Business in San Antonio

Step 1: Determine Your STR Type

• Type 1: If you will occupy the property as your primary residence
• Type 2: If you will not occupy the property as your primary residence

Step 2: Verify Zoning Compliance

• STRs are allowed in all residential and multifamily zoning districts
• Most commercial zoning districts permit STRs
• Prohibited districts: C-3, L, I-1, and I-2 zoning districts
• Use the City's One-Stop Map to determine your property's zoning classification

Step 3: Secure Required Permits and Registrations

• Obtain a Short-Term Rental permit from Development Services Department
• Register for Hotel Occupancy Tax (HOT) account with Finance Department
• Ensure compliance with all safety requirements

Step 4: Prepare Required Documentation

• Submit complete application with all supporting documents
• Install required safety equipment
• Create evacuation plans and tenant notifications

Step 5: Begin Operations

• Display permit number in all advertisements
• Collect and remit monthly Hotel Occupancy Tax
• Maintain compliance with all operational requirements

Required Documents, Permits, Licenses, and Guidelines

Short-Term Rental Permit Application

Application Requirements:

• Fee: $200 for new permit, $100 for renewal
• Validity: 3 years for both Type 1 and Type 2 permits
• Processing: Applications must be complete before acceptance

Required Documentation:

1. Owner/Operator Information: Names, addresses, email addresses, and telephone numbers for all owners, operators, and designated agents
2. Parking Documentation: Sketch or narrative describing available parking spaces as required by Unified Development Code
3. Floor Plan: Sketch identifying sleeping areas, proposed maximum occupancy, evacuation routes, and fire extinguisher locations
4. 24-Hour Contact: Name, address, and phone number of responsible contact person authorized to respond to complaints
5. HOT Registration Proof: Written confirmation from Finance Department showing registration for Hotel Occupancy Tax collection
6. Compliance Statement: Affirmation that owner will comply with all standards and requirements
7. Insurance: Proof of General Liability Insurance with minimum limits of $500,000 per occurrence and $1 million aggregate

Hotel Occupancy Tax Registration

Requirements:

• All STR operators must register for HOT collection
• Monthly reporting required even with zero taxable receipts
• Registration must be completed before permit issuance

Tax Rates:

• City of San Antonio: 9% (7% general occupancy tax + 2% Convention Center expansion)
• Bexar County: 1.75%
• Total Combined Rate: 10.75%

Safety Equipment Requirements

Mandatory Safety Items:

1. Fire Extinguisher: 2A:10B:C type (standard 5-pound extinguisher) mounted within 75 feet of all portions of the STR on each floor
2. Smoke and CO2 Detectors: Installed per city-adopted codes and ordinances
3. Emergency Escape: Every sleeping area must have at least one operable emergency escape and rescue opening
4. Evacuation Plan: Posted conspicuously in each permitted sleeping area

Insurance Requirements

General Liability Insurance:

• Minimum coverage: $500,000 per occurrence
• Aggregate minimum: $1,000,000
• Must be maintained throughout permit period

Specific Regulations for Short-Term Rentals

Type 1 STR Regulations (Owner-Occupied)

Eligibility:

• Property must be the owner's primary residence
• Owner must be generally present during guest stays
• May include rental of less than entire dwelling unit if sleeping area includes shared use of full bathroom

Key Requirements:

• Must obtain permit before operation
• No density limitations
• Owner must be present during guest stays
• Maximum occupancy per Property Maintenance Code

Type 2 STR Regulations (Non-Owner-Occupied)

Eligibility:

• Property is not occupied by owner or operator as primary residence
• May not include rental of less than entire dwelling unit
• Requires permit before operation

Density Limitations:

• By Right: Up to 12.5% of units on a block face
• Multi-Family Buildings: Maximum 12.5% of total units on property
• Special Exception: Required when density limitation is met or exceeded

Special Exception Process:

• Filed with Board of Adjustment
• Must demonstrate public welfare and convenience will be served
• Cannot materially endanger public health or safety
• Must not create public nuisance
• No recent STR permit revocations or confirmed citations

Separation Requirements:

• Type 2 STRs cannot be permitted within 300 feet laterally and 150 feet perpendicularly of another Type 2 STR
• Measured from property line to nearest property line
• Special exceptions available for distressed structures or when public welfare is served

Parking Requirements

Residential Districts:

• Minimum: 1 space per unit
• Maximum: None specified

Non-Residential Districts:

• Minimum: 1 space per unit
• Maximum: 1.9 spaces per unit

Prohibited Parking Areas:

• Public right-of-way
• Access easements
• landscaped areas

Operational Standards

Advertising Requirements:

• All advertisements (online and print) must include STR permit number
• Must comply with city's sign code
• No exterior signage for Type 2 STRs (nameplates up to 1 sq ft permitted)

Tenant Notification Requirements: Post conspicuously in dwelling:

1. Maximum number of occupants
2. Location of required off-street parking
3. Quiet hours and noise restrictions
4. Restrictions on outdoor facilities
5. 24-hour contact person and phone number
6. Property cleanliness requirements
7. Trash pickup requirements and locations
8. Flooding hazards and evacuation routes
9. Emergency numbers
10. Notice that occupancy/parking violations are city code violations
11. STR permit number and other required permits
12. Hotel Occupancy Tax registration

Prohibited Activities:

• Events uses, party spaces, and similar venues
• Provision of food and/or beverage preparation services
• Excessive noise violations
• Overnight sleeping outdoors
• Outdoor sleeping spaces for rent
• Use of recreational vehicles (RVs) as STRs

Tax Collection and Remittance

Monthly Requirements:

• Collect applicable City and County HOT
• File monthly reports even with zero revenue
• First report due last day of month account number is received

Platform Changes (Effective March 10, 2025):

• Airbnb and Vrbo remit City HOT directly to State of Texas
• Operators must continue filing County HOT through Avenu
• File City HOT reports through Avenu for taxes not collected by platforms
• Pay any additional City HOT not remitted by platforms

Inspections and Enforcement

Inspection Types:

1. Initial Inspection: Conducted as part of new permit issuance
2. Annual Fire Extinguisher Inspection: Owner/operator responsible for independent inspections
3. Complaint-Based Inspections: City may inspect when violations suspected
4. Renewal Inspections: May be performed for compliance verification

Enforcement Actions:

Violations Resulting in Permit Revocation:

• Operating without valid permit
• Three or more confirmed citations within six months
• Failure to pay HOT within 90 days of delinquency notice
• Failure to complete renewal process

Penalties:

• Operating without permit: Offense under city code
• Violation fines: $200-$500 per occurrence
• Each day of violation considered separate offense
• Each day of occupancy in violation: $200-$500 per day

Revocation Procedures:

• Written notice to owner/operator
• 12-month waiting period before reapplication for same property
• Appeals must be filed within 10 business days

Non-Conforming Rights

Existing Type 2 STRs: Properties operating as Type 2 STRs before ordinance date may register if they:

• Provide written HOT registration confirmation
• Show no arrears with Finance Department
• Comply with all applicable city code requirements
• Registration not transferable to new owner, operator, or location

Contact Information for Local Authorities

Development Services Department (Permits)

Primary Contact:

• Phone: 210-207-1111
• Email: DSDSTR@sanantonio.gov
• Address: 1901 S. Alamo, San Antonio, TX 78204

Customer Service:

• Phone: 311 or 210-207-6000
• Website: www.sa.gov/Directory/Departments/DSD/STR
• Hours: Monday-Sunday 7am-7pm, Holidays 8am-5pm

Finance Department (Hotel Occupancy Tax)

Avenu Insights & Analytics (HOT Collections):

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

Code Enforcement Services

Violation Reporting:

• Phone: 855-431-4818
• Online Report: www.harmari.com/tipform-sanantonio
• Response Time: Investigate within 3 days, 14-day compliance period, AHO citations if still in violation

Board of Adjustment (Special Exceptions)

Special Exception Applications:

• Contact: Development Services Department
• Process: Notice and hearing required
• Validity: Maximum 3 years, non-renewable
• Requirements: Must meet all five conditions for approval

Links to Source Pages

Primary City Resources

1. City STR Homepage: www.sa.gov/Directory/Departments/DSD/STR
2. STR Permits: www.sa.gov/Directory/Departments/DSD/STR/Permits
3. Report STR Violations: www.sa.gov/Directory/Departments/DSD/STR/Report
4. Finance Department STR: www.sa.gov/Directory/Departments/Finance/Taxes-Fees/HOT/STR

Legal Documents and Ordinances

1. 2024 STR Ordinance: docsonline.sanantonio.gov/DSDUploads/2024-06-13-0433STROrdinance.pdf
2. 2018 STR Ordinance: docsonline.sanantonio.gov/dsduploads/strordinanceaspassed.pdf
3. Draft STR Ordinance: docsonline.sanantonio.gov/FileUploads/dsd/ShortTermRentalDRAFTOrdinance.pdf

Application Forms and Guides

1. Registration Guide: docsonline.sanantonio.gov/DSDUploads/STRRegistrationGuide.pdf
2. Application/Permit Fact Sheet: docsonline.sanantonio.gov/DSDUploads/STRApplicationPermitsEnforcement.pdf
3. Notarized Authorization: docsonline.sanantonio.gov/DSDUploads/AuthorizationbyPropertyOwnerSTR.pdf
4. Record Search Guide: docsonline.sanantonio.gov/DSDUploads/STRRecordSearchGuide.pdf

Tax and Financial Resources

1. HOT Fact Sheet: docsonline.sanantonio.gov/DSDUploads/STRHOTFAQ.pdf
2. HOT Payment Portal: www.hoteltaxonline.com/
3. STR Activity Report: app.powerbigov.us/view?r=eyJrIjoiZWQyMmMyZjYtN2IxMy00ZGFlLWIwYzEtOGMyZDQyNTQzM2UwIiwidCI6IjFhYjAyMTRmLWFjNGEtNDQwNy1hN2M2LTJlZjFlYjc2ZGFjNSJ9

Educational Resources

1. DSD Academy Presentation: docsonline.sanantonio.gov/DSDUploads/DSDAcademy_STR.pdf
2. Annual STR Reports:
   • FY 2025: docsonline.sanantonio.gov/DSDUploads/FY2025STRAnnualReport.pdf
   • FY 2024: docsonline.sanantonio.gov/DSDUploads/FY2024STRAnnualReport.pdf
   • FY 2023: docsonline.sanantonio.gov/DSDUploads/FY2023STRAnnualReport.pdf

Third-Party Resources

1. Airbnb Host Guide: www.airbnb.ca/help/article/2517
2. Host Compliance Portal: safe.hostcompliance.com/san-antonio-tx/permit-registration/welcome
3. 311 Information: 311.sanantonio.gov/kb/docs/articles/property-maintenance-and-construction/short-term-rentals

Planning and Development Tools

1. One-Stop Map: www.sanantonio.gov/dsd/about/one-stop-map
2. Unified Development Code: library.municode.com/tx/san_antonio/codes/unified_development_code
3. Zoning Information: Available through Development Services Department

This comprehensive guide provides all essential information for investors considering short-term rental investments in San Antonio, Texas. The city has established a clear regulatory framework that, while detailed, provides a structured path for legitimate STR operations while protecting neighborhood integrity and ensuring public safety.