San Antonio

Operating rules

Primary residence

No

Min stay (nights)

—

Max nights / year

—

Max occupancy

No fixed numeric occupancy cap in the fact sheet; the application requires a floor plan stating the maximum number of guests, sleeping areas, fire-extinguisher locations, emergency evacuation routes and parking.

Zoning-restricted

Yes

Cap on licenses

Density cap on Type 2 only: 12.5% of units per blockface / per multi-family property. No citywide cap and no cap on Type 1.

Zoning: Allowed in any residential zoning district and districts with established residential use, EXCEPT C-3, L, I-1, and I-2 districts. Type 2 (non-owner-occupied) STRs are density-limited: allowed by right up to 12.5% of units on a blockface (one side of a street between intersections); a property with 5+ units is multi-family and limited to 12.5% of total units; every blockface/multi-family property is allowed at least one Type 2 by right; beyond the cap requires a Board of Adjustment special exception. Type 1 STRs have no density limitation.

• Two permit tiers: Type 1 is the owner/operator's primary residence (or its accessory dwelling); Type 2 is a property not occupied by the owner or operator.
• Ordinance approved by City Council Nov. 1, 2018 and amended June 13, 2024; it affects only properties within San Antonio city limits.
• STRs outside city limits (unincorporated Bexar County) need no city permit but must still register and pay HOT.
• Permit is per unit, non-transferable, and the STR permit number must appear on advertising listings.
• The permits fact sheet (rev. 2026-05-14) lists no general-liability insurance requirement; earlier secondary summaries mentioning a $500,000 policy could not be confirmed from the official fact sheets and are not asserted.

Enforcement

Active enforcement

yes

Fines

Enforcement is complaint-driven and remediation-focused: a 311 complaint is forwarded to Code Enforcement, an inspection occurs within 3 days, a 14-day notice is issued if in violation, and re-inspection follows after the 14-day period; if still non-compliant, staff email the advertising platform to remove the listing until the property complies. HOT delinquency carries a 5% penalty (plus another 5% at the third month, never less than $5) and 10% annual interest (0.833%/month).

Notes

Unpermitted STRs can be reported via 311 (311.sanantonio.gov), by phone, or by email to DSDShortTermRentals@sanantonio.gov; permit questions go to DSDSTR@sanantonio.gov. The City publishes an STR Activity Report/Map showing issued, expired, and revoked permits by council district.