San Antonio, Texas Short Term Rental Regulations Guide for Airbnb hosts

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:

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

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

Maximum number of occupants
Location of required off-street parking
Quiet hours and noise restrictions
Restrictions on outdoor facilities
24-hour contact person and phone number
Property cleanliness requirements
Trash pickup requirements and locations
Flooding hazards and evacuation routes
Emergency numbers
Notice that occupancy/parking violations are city code violations
STR permit number and other required permits
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:

Initial Inspection: Conducted as part of new permit issuance
Annual Fire Extinguisher Inspection: Owner/operator responsible for independent inspections
Complaint-Based Inspections: City may inspect when violations suspected
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

Planning and Development Tools

One-Stop Map: www.sanantonio.gov/dsd/about/one-stop-map
Unified Development Code: library.municode.com/tx/san_antonio/codes/unified_development_code
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.

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