Complete Guide To Get A Vacation Rental License in San Antonio, TX [UPDATED 2024]

If you're considering delving into the realm of Short-Term Rentals (STRs) in San Antonio, understanding the city's regulations and permit processes is crucial. With definitions, types, and key permit information outlined in the 2018 general ordinance, this blog post aims to provide you with a comprehensive guide to obtaining and renewing your STR permits, abiding by Hotel Occupancy Tax (HOT) guidelines, and ensuring compliance with zoning regulations.

What is a Short-Term Rental?

In San Antonio, Short-Term Rentals (STRs) are defined as residential dwelling units, apartments, condominiums, or accessory dwellings where sleeping areas are rented to guests for less than 30 consecutive days (but not less than 12 hours). There are two types of STRs:

Type 1 – Primary residence of the owner or operator, applicable to both primary and accessory dwelling units.

Type 2 – Property not occupied by the owner or operator.

For more detailed information, refer to Section 35-101A in the general ordinance passed in 2018.

Comprehensive Guide to Short-Term Rental (STR) Permits

Key Permit Information

• Permits are valid for three years and are non-transferable.
• Each individual unit requires a separate permit.
• Permits are processed within five business days upon receipt of a complete application. Note that any missing information will cause delays in the issuance of your permit.

Step 1: Requirements

Begin by ensuring you meet the necessary requirements, including providing contact information for the property owner, applicant, and the 24/7 designated operator.

1. Floor Plan and Parking Plan:

• Provide detailed plans showing maximum guest capacity, fire extinguisher locations, sleeping areas, emergency evacuation routes, and designated parking spaces.

2. Owner Authorization:

• If the applicant is not the property owner, submit a notarized authorization (PDF) from the owner.

3. Proof of Ownership:

• Staff uses the Bexar County Appraisal District for verification. If you recently purchased the property, include the recorded warranty deed.

4. Application Fee:

• A non-refundable fee of $100, payable by credit card or e-bank.

5. Zoning Restrictions:

• STRs are permissible in residential zoning districts, with the exception of C-3, L, I-1, and I-2.

6. Density Limits:

• Calculations are based on a "blockface," or one side of the street between intersections.
• Special exception permits from the Board of Adjustment are required if density limits are reached.
• Fees for properties with a Homestead Exemption are $400, while others incur a $600 fee.

Step 2: Apply

Begin the application process by following this step-by-step guide, "Guide for Registering an STR Permit (PDF)." This resource has been created to assist you throughout the application, ensuring a smooth and efficient experience.

For additional details and specific instructions, refer to the official guidelines for Short-Term Rental permits in San Antonio.

Vacation Rental Licensing Requirements in San Antonio, TX

Permits for STRs are issued within 5 business days upon receiving a fully completed application. These permits are valid for 3 years and cost $100 each. 

Note that they are not transferable, and one permit is required per individual unit. If you own or operate an STR, it is mandatory to pay a Hotel Occupancy Tax (HOT) every month.

Steps to Obtain a Short-Term Rental Permit in San Antonio, TX

1. Set Up a Finance Department Account:

• Create an account with the City’s Finance Department to facilitate the payment of the Hotel Occupancy Tax (HOT).
• Obtain the customer account number, which is necessary for the permit application process.

2. Application Submission:

• Download the application form from the Department of Sustainable Development (DSD) website at www.sanantonio.gov/DSD, specifically under “Resources” and “Codes and Ordinances”.
• Complete the application and submit it to DSD for review.
• The application fee is $100.00 per application.
• Permits are valid for three years, non-transferable, and require a separate permit for each individual unit.

How to Renew Vacation Rental Permits in San Antonio, TX

Renewing your vacation rental permit in San Antonio is a straightforward process. Here's a guide to assist you in ensuring a smooth renewal:

Step 1: Requirements

Update or Confirm Your Information:

• If there have been changes since your initial application, include all updated documents (e.g., revised floor plan or changes to applicant information).
• If there are no changes, provide a statement confirming this.

Renewal Fee:

• A non-refundable fee of $100 is required for renewal. This fee can be paid using a credit card or e-bank.

Hotel Occupancy Tax (HOT) Payments:

• Ensure that you are current with your monthly Hotel Occupancy Tax payments, as we will verify the HOT Taxpayer Number status during the renewal process.

Step 2: Renew

• Utilize our step-by-step guide, "Guide to Renewing Your STR Permit (PDF)," designed to simplify the renewal process.

Important Note:

Three months before the expiration of your permit, you will receive an email reminder prompting you to renew. Failure to renew before the expiration date will result in the permit expiring.

If you require assistance or have any questions during the renewal process, feel free to reach out to us. We are here to help ensure a seamless renewal experience.

Renew your vacation rental permit with ease and stay compliant with the regulations in San Antonio.

Steps to Cancel an STR Permit

To cancel your Short-Term Rental (STR) permit, follow these steps:

1. Provide Information:

• Submit the following details:
• Property address
• Hotel Occupancy Tax (HOT) account number
• STR permit number
• A statement confirming your intention to cancel both the STR permit and HOT account.

2. Cancel Your Permit:

• Use the provided link to initiate the cancellation process.

3. Verification by Finance Department:

• The City's Finance Department will examine your HOT account.
• If your account is up-to-date with payments, the Finance Department will proceed to close it.

4. Confirmation and Permit Cancellation:

• Once Finance confirms the closure of your HOT account, the information will be relayed to us. Subsequently, your STR permit will be officially canceled.

Following these steps ensures a smooth and proper cancellation process for your Short-Term Rental permit in accordance with the City's regulations. If you have any questions or need assistance, feel free to contact us.

Hotel Occupancy Tax (HOT) Guidelines for Short-Term Rentals (STRs)

Owners or operators of Short-Term Rentals (STRs) are obligated to remit all relevant state, county, and city Hotel Occupancy Tax (HOT). Whether there is a monetary amount or not, owners or operators of STRs are required to pay or report HOT every month.

Key Details:

1. Monthly Reporting Requirement:

• If you currently own or operate an STR, monthly reporting of Hotel Occupancy Tax is mandatory.
• Even in instances where the reported amount is zero, compliance with the reporting obligation is essential.

2. Tax Rates:

• The Hotel Occupancy Tax rate is 9% for the City of San Antonio.
• Additionally, there is a 1.75% rate for Bexar County.

To fulfill these obligations and find more information about reporting Hotel Occupancy Tax for Short-Term Rentals, please refer to the relevant guidelines provided by the City of San Antonio.

Zoning Regulations for Short-Term (Airbnb) Rentals in San Antonio

Short-term (Airbnb) rentals are permitted in various zoning districts, including any residential zoning district, as well as O-1, O-1.5, O-2, NC, C-1, C-2, and D commercial zoning districts.

San Antonio distinguishes between two types of short-term (Airbnb) rentals:

Type 1:

• Owner or operator must reside on the property, and it is their primary residence.
• No density limitations apply to Type 1 short-term rental permits.

Type 2:

• Property is not the primary residence of the owner or operator.
• Permitted by right, but subject to density limitations, allowing up to 12.5% of units on a block face.
• In multi-family buildings, no more than 12.5% of total units on the property can be a Type 2 STR by right.
• When approaching or exceeding the 12.5% density limit in either single-family or multi-family buildings, a special exception from the Board of Adjustment is required to operate a Type 2 STR.

Refer to the zoning map for a detailed overview of where Short-Term Rentals are allowed in San Antonio. Understanding these regulations is crucial for compliance and smooth operation of your Airbnb property.

Occupancy Limits

The maximum number of persons permitted in a short-term rental is determined by the San Antonio Property Maintenance Code. It is crucial that the number of occupants does not create conditions endangering life, health, safety, or welfare, with the code official utilizing nationally recognized standards and applicable laws to assess overcrowding conditions.

Limitation on Market Properties

Research conducted by the Vacation Rental License’ team found no limitations enforced by either Bexar County or the city of San Antonio on the number of properties one can hold in the market.

LLC Ownership Allowed

Yes, there are no identified limitations on Limited Liability Company (LLC) ownership in both Bexar County and the city of San Antonio.

Inspection Requirements

To ensure ongoing compliance with the regulations:

(a) Initial Inspection:

The city's Development Services Department conducts an inspection as part of issuing a new short-term rental permit to verify compliance.

(b) Fire Extinguishers:

The owner/operator is responsible for annual independent inspections of fire extinguishers in accordance with the city's current fire code.

(c) Inspections:

The city may conduct inspections when a violation is suspected.

(d) Renewal Inspection:

The city's Development Services Department may perform inspections during permit renewal to verify compliance.

Reporting an STR Violation in San Antonio, TX

If you suspect a Short-Term Rental (STR) is unpermitted or causing issues, here's how you can report it:

Unpermitted STR:

Step 1: Report Online

• Utilize the online reporting option to report a suspected unpermitted STR.
• Provide details on the property address.

‍Alternative Reporting Options

• Report to 311 by calling 3-1-1 or 210-207-6000.
• Use the online form available on the city's website.
• Report by email using the contact form, including the property address and, if possible, the active listing on the advertising website (e.g., Airbnb, VRBO, Homeaway).
• Report to Avenu 24 Hour Contact by calling 855-431-4818.

Step 2: Inspection Process

Upon reporting the issue

• The complaint is forwarded to the Code Enforcement Section.
• An inspection is scheduled within three days.
• A 14-day notice is issued for observed violations.
• If the violation persists at the time of reinspection, a citation is issued, with fines of up to $500 per day for non-compliance with the STR ordinance.

Reporting violations helps maintain compliance with regulations and ensures the responsible use of Short-Term Rentals in San Antonio. If you have further questions or need assistance, please contact the appropriate channels provided.

Reporting a Problem with an Existing STR

If you encounter issues with an existing Short-Term Rental (STR), follow these steps to report specific problems:

1. Noise:

• Call 210-207-SAPD (210-207-7273).
• Obtain a case number and email it to us.

2. Trash:

• Call 3-1-1 or 210-207-6000.

3. Parking:

Call 210-207-SAPD (210-207-7273) to report concerns such as:

• Street parking issues
• Blocking driveways
• Parking on private property
• Parking too close to intersections
• Parked vehicles impeding traffic on city streets

Step 2: 24 Hour Contact

Access the 24 Hour Contact through the BuildSA portal by following these steps:

• Go to the BuildSA portal.
• Click on "Land Development" and input the STR Permit number in the "Application Number" field.
• Click "Search."
• Click on "More Details" and look under "Related Contacts."

These reporting channels are designed to address and resolve issues promptly. If you have further questions or need assistance, please utilize the provided contact information.

Designated Person/Registered Agent

Provide the name, address, and 24-hour telephone numbers of a designated contact person who is the owner, operator, or designated agent. This individual must be responsible and authorized to address complaints regarding the use of Airbnb rentals.