Overview

• Are STRs allowed in San Antonio? Yes. Short-term rentals are explicitly allowed under City ordinance, provided the operator obtains the required City permit and complies with all applicable rules. See the City’s STR overview and the City’s STR portal for details.
• San Antonio defines an STR as a residential dwelling unit (including apartments, condominiums, and accessory dwelling units) where sleeping areas are rented overnight to guests for less than 30 consecutive days (but not less than 12 hours).
• There are two categories:
  • Type 1: Owner-occupied (primary residence), includes primary and accessory dwelling units. Permitted to rent less than an entire dwelling if the owner is generally present and shared full bathroom use is provided.
  • Type 2: Not owner-occupied. Entire dwelling only; non-owner-occupied partial-unit rentals are prohibited.

How to Start a STR Business in San Antonio A practical, step-by-step workflow:

1. Confirm zoning and neighborhood constraints

• Confirm the zoning district permits STRs and whether any neighborhood covenants, deed restrictions, or HOA rules restrict short-term rentals (compliance with private restrictions is required even if the City allows the use).
• Type 2 STRs are subject to separation rules and density caps (see “Specific Regulations,” below). If your property would violate those, consider applying for a special exception via the Board of Adjustment (standards and application pathway are detailed in the ordinance text).

2. Choose insurance coverage

• Carry General Liability Insurance with minimum limits of $500,000 per occurrence and $1,000,000 aggregate as a permit prerequisite. This coverage should be maintained for the life of the permit.

3. Register for Hotel Occupancy Tax (HOT)

• Register with the City Finance Department before applying for your STR permit. You will need confirmation of registration to be issued the City STR permit.
• After registering, create a monthly online HOT account through the City’s Avenu Insights & Analytics portal to file and pay City and County HOT (even if you have no revenue). You will need to file monthly even if you have zero receipts.

4. Prepare application materials for your City STR permit

• Complete the City STR permit application (owner/operator/agent information, parking layout, floor plan with sleeping areas and evacuation routes, emergency contacts).
• Upload or submit: proof of HOT registration, a signed statement confirming ongoing compliance with all standards, and proof of required insurance.

5. Submit your STR permit application

• Apply through the Development Services Department (DSD). Note: permit fees have been increased by recent ordinance changes. Current City resources indicate the fee schedule has changed but do not post the exact amounts on the main pages; the new fees were publicly reported as $300 for Type 1 and $450 for Type 2, with renewals every three years. Use the DSD STR Permits page to confirm the latest fees and start your application.
• Provide a 24-hour emergency contact person (owner, operator, or designated agent).

6. Complete inspections and safety requirements

• DSD will conduct an initial inspection. The property must meet life-safety standards (see “Required Documents, Permits, Licenses, Guidelines”).
• Post required occupant notices inside the unit (occupancy limits, quiet hours, parking, emergency contacts, and more).

7. Launch and operational setup

• List your STR with your STR permit number clearly displayed in all ads (online and otherwise).
• Collect and remit monthly HOT to the City (9%) and Bexar County (1.75%) through Avenu. If you list on Airbnb or Vrbo, those platforms now remit the State of Texas portion and the City portion for transactions on their sites (effective March 10, 2025). You must still file City and County HOT monthly and pay any taxes not collected/remitted by those platforms, as well as 100% of County HOT.

8. Ongoing compliance and reporting

• File monthly online HOT reports (City and County). If you have no revenue, report “0”. Failure to file or pay results in penalties and interest and may lead to permit revocation.
• Maintain insurance. Arrange annual fire extinguisher inspection and ensure detectors and escape openings remain compliant.
• Monitor noise, occupancy, and conduct. City code enforcement can investigate violations, and neighbors can report issues.

Required Documents, Permits, Licenses, and Guidelines

• Short-Term Rental Permit (required to operate within City limits)
  • Issued by: City of San Antonio Development Services Department (DSD).
  • Fee: Publicly reported as $300 (Type 1) and $450 (Type 2); renewal every three years ($100 for renewals under prior fee schedule; confirm current renewal fee on the DSD portal).
  • Application materials:
    • Owner/operator/agent names, mailing addresses, current email addresses, and phone numbers.
    • Parking layout sketch/narrative (parking cannot be in public right-of-way, access easements, or yards; must meet UDC requirements).
    • Floor plan identifying sleeping areas, maximum occupancy, evacuation routes, and location of fire extinguishers.
    • 24-hour contact name, address, and phone number (owner/operator/agent) authorized to respond to complaints.
    • Written confirmation from the City Finance Department showing HOT registration.
    • Statement affirming ongoing compliance with all standards.
    • Proof of General Liability Insurance: minimum $500,000 per occurrence, $1,000,000 aggregate.
• Life-safety and building compliance
  • Maximum occupancy per the San Antonio Property Maintenance Code.
  • Fire safety:
    • One 2A:10B:C fire extinguisher properly mounted within 75 feet of all portions of each floor.
    • Smoke and CO detectors installed per applicable codes.
    • At least one operable emergency escape/rescue opening in each sleeping area.
    • Post an evacuation plan in each sleeping area.
    • Noncompliant sleeping areas cannot be used and cannot be counted toward occupancy.
• Tenant indoor notification (post in a conspicuous location)
  • Maximum number of occupants.
  • Required off-street parking and prohibition of parking on landscaped areas.
  • Quiet hours and noise restrictions (Chapter 21, Article III of the City Code).
  • Outdoor facility restrictions.
  • 24-hour contact person and phone number.
  • Property cleanliness and trash pickup requirements (including location of trash cans).
  • Flooding hazards and evacuation routes.
  • Emergency numbers.
  • Notice that failure to conform to occupancy/parking is a City Code violation.
  • STR permit number, Health Department permit (if applicable), and HOT registration.
• Hotel Occupancy Tax registration and monthly reporting
  • Register with City Finance Department for HOT.
  • File and pay monthly online via Avenu Insights & Analytics (City HOT 9% and Bexar County HOT 1.75%).
  • Platforms: Airbnb and Vrbo now remit both State and City HOT directly for bookings on their platforms; however, you still file City and County reports monthly and pay any City/County taxes not collected/remitted by those platforms, plus all County HOT.

Specific Regulations (City, County, and State)

• City (San Antonio)
  • Definitions and scope:
    • STR = residential property renting sleeping areas for 12 hours to less than 30 consecutive days. Food/beverage for fee is not provided.
    • Types: Type 1 (owner-occupied primary residence; partial-unit allowed if owner generally present and shared full bathroom); Type 2 (non-owner-occupied; entire dwelling only).
  • Permitting:
    • STR permits expire every three years; permits are non-transferable.
    • Avenu Insights & Analytics administers City and County HOT filings and collections.
  • Land use and density:
    • Type 1 STRs are a permitted use in residential districts (per Residential Use Matrix).
    • Type 2 STRs may be permitted in residential districts subject to conditions in UDC Section 35-399.06:
      • Must maintain residential architectural appearance (no commercial conversion).
      • Parking must meet UDC standards (see tables for residential vs. nonresidential).
      • Signs advertising the STR are not permitted; a nameplate up to 1 square foot attached flat to the main structure is allowed.
      • Type 2 permit terms are up to three years, non-transferable, and require public notice and hearing before the Board of Adjustment; subsequent permits must be filed prior to expiration.
      • Separation and density standards:
        • No Type 2 STR within 300 feet laterally and 150 feet perpendicularly from another Type 2 STR (straight-line measurements in three directions: 150 feet from nearest front property line; 300 feet from each side property line).
        • In multifamily developments with fewer than eight dwelling units, only one Type 2 STR is allowed.
        • In larger multifamily buildings and on residential blocks, Type 2 STRs are capped at 12.5% of housing units/addresses.
        • The Board of Adjustment may grant special exceptions to the separation/density rules if specific standards are met (public welfare and convenience; neighborhood character; no substantial injury; no substantial traffic impacts; applicant has no recent revoked STR permits or confirmed citations).
  • Occupancy, parking, and life safety:
    • Occupancy per Property Maintenance Code.
    • Parking: cannot use public right-of-way, access easements, or yard areas; must comply with UDC parking tables.
    • Life safety: fire extinguisher, detectors, emergency escape/rescue openings, posted evacuation plans, and indoor notification.
  • Conduct and nuisance:
    • Operators must inform occupants of relevant City codes.
    • Excessive noise or disturbances are prohibited (Chapter 21, Article III).
    • No overnight outdoor sleeping and no outdoor sleeping spaces for rent.
  • Signage and advertising:
    • Signage must meet City sign code.
    • All advertisements (including online) must include the STR permit number.
  • Inspections and enforcement:
    • Initial inspection during new permit issuance.
    • Fire extinguishers require annual independent inspections.
    • Renewals may be inspected; the City may inspect when violations are suspected.
    • Violations can lead to fines ($200–$500 per occurrence), daily penalties, and revocation after three or more confirmed citations within six months or for HOT delinquency (90 days after delinquency notice). After revocation, no reapplication is allowed for 12 months.
• County (Bexar County)
  • County HOT of 1.75% applies to STRs in Bexar County and must be reported and paid monthly via Avenu (even if no revenue).
• State (Texas)
  • Texas Hotel Occupancy Tax (state portion) is 6%. Airbnb and Vrbo automatically collect and remit the state portion for bookings on their platforms. If you rent outside those platforms, you are responsible for collecting and remitting the state portion and should verify registration and filing requirements with the Texas Comptroller.

Contact Information

• Development Services Department (STR permits)
  • Phone: 210-207-1111
  • Online permitting and program guidance: see DSD STR page
• City Finance Department (HOT registration)
  • Phone: 3-1-1 (within San Antonio) or 210-207-6000
  • Email contact form for STR questions
  • Online portal for HOT: Avenu Insights & Analytics (City/County HOT filings)
• Avenu Insights & Analytics (HOT filings and account support)
  • Phone: 888-885-7289
  • Email: SAHOT@avenuinsights.com
  • Online payment portal: Avenu HOT portal
• Report STR violations
  • Hotline: 855-431-4818
  • Online reporting form: Harmari TIP form

Links to Source Pages

• City Finance: Short-Term Rentals (STR) Overview
• City of San Antonio: Development Services Department STR landing page
• Short-Term Rental (STR) Permits (DSD)
• City of San Antonio STR Ordinance (2024-06-13-0433, PDF)
• City of San Antonio STR Ordinance (2018-11-01-0858, PDF)
• Avenu Insights & Analytics: City of San Antonio Online HOT Payment Portal
• Avenu Insights & Analytics: Search for HOT Account Number (Short-Term Rental Permit lookup)
• Avenu Insights & Analytics: HOT reporting presentation (PDF)
• Avenu Insights & Analytics: STR Changes for San Antonio (YouTube webinar)
• Avalara MyLodgeTax article: San Antonio raises permit fees, toughens enforcement for short-term rentals
• Texas Comptroller: Short-Term Rental Occupancy Tax Overview

Additional operational resources (City of San Antonio)

• STR Application, Permit, Enforcement Fact Sheet (PDF)
• STR Registration Guide (PDF)
• STR Activity Report (Power BI)

Notes for investors

• The City updated its STR rules in June 2024 with higher permit fees and enhanced enforcement tools. Because fee changes are not fully posted on the City’s main STR pages, confirm current fee amounts and renewal pricing on the DSD STR Permits page before submitting your application.
• Compliance is enforced aggressively. Three or more confirmed citations within six months at a permitted property, or failure to pay HOT within 90 days of a delinquency notice, can result in revocation with a 12‑month reapplication waiting period.
• Keep proof of monthly HOT filings (even “zero” filings) and maintain a compliance calendar (life-safety checks, fire extinguisher inspections, and renewal filings). This protects your operating continuity and preserves the property’s status with Airbnb/Vrbo (both platforms require valid STR permit numbers in listings and will remove listings without valid permits).