San Antonio building department

San Antonio’s Development Services Department (DSD) handles building permits, plan review, inspections, zoning, contractor licensing, and land development for property inside the City of San Antonio. All of these services are under one roof at the Cliff Morton Development and Business Services Center (the “One Stop”) on South Alamo Street. Bexar County and the smaller cities within it have their own rules, so use the City’s One Stop zoning map to confirm a parcel is inside city limits before you apply through BuildSA.

What needs a permit

According to DSD’s residential permits page, permits are required for:

• new homes and manufactured homes
• additions
• carports, decks, and new fences
• swimming pools
• re-roofs
• foundation repairs
• demolition
• electrical, mechanical, plumbing, and sidewalk or curb work

Full plan review is required for new homes, additions over 1,000 sq. ft., any second-story addition, re-roofs that change the roof pitch, and manufactured homes on private lots. Plan review needs a site plan, building plans, and proof of ownership, and typically takes about 3 business days. Over-the-counter permits cover fences, pools, foundation repairs, general repairs, and re-roofs that keep the same pitch. These usually need only proof of ownership and, for some types, a site plan. DSD publishes information bulletins for specific project types, including IB 101 (residential construction), IB 151 (decks), and IB 172 (foundation repairs).

No permit required

The City’s no-permit list includes:

• one-story detached sheds, playhouses, and similar accessory structures of 300 sq. ft. or less
• retaining walls under 4 ft. (see IB 171)
• sidewalks and driveways within your property lines
• new siding installed over existing siding
• replacement doors, window glass repair, swings, and playground equipment
• interior finishes: cabinets, countertops, carpet, wood or laminate flooring, paint, plaster, drywall repair, wallpaper, and tile

Properties in historic, neighborhood conservation, or corridor districts can still face design and material rules even when no building permit is needed.

Licensing and contractor registration

San Antonio requires a City-issued license for residential construction, new or existing. The FY 2027 fee schedule lists the license fees, each valid for two years:

• City Residential Builder: $195.50
• City Home Improvement: $172.50

Building, electrical, mechanical, plumbing, demolition, and tree contractors register with DSD in one of three tiers: Registered Contractor, Registered Contractor Plus, or Premier Contractor.

• Base tier: home improvement and building registrants need general liability insurance, a signed Code of Ethics acknowledgement, and an FBI background check. Electrical contractors must use electricians licensed by the Texas Department of Licensing and Regulation.
• Higher tiers: these require longer registration history (3 years for Plus, 5 for Premier), no unresolved complaints, annual DSD code training, and higher insurance. Premier also requires professional certifications.

Homeowners may pull certain plumbing permits only for work on their own homestead. Search registered contractors through the City’s contractor lookup before you hire.

Fees (FY 2027 schedule, revised October 2026)

New residential plan review, permit, and trade fees are based on square footage and collected on the building permit. Commercial work and work on existing homes are priced by valuation. Selected residential flat fees:

Item	Fee
Existing home work, 0–500 sq. ft.	$172.50
Existing home work, 501–1,000 sq. ft.	$488.80
Residential swimming pool	$414.00
Carport covers and decks	$184.00
Foundation repair	$184.00
General repair / full remodel	$172.50 / $241.50
Residential fence	$28.75
Re-roof	$28.75
Manufactured home installation	$57.50

Projects under 1,000 sq. ft. that will be finished (insulated, with no exposed studs) skip plan review. Larger unfinished shells get a 50% plan-review discount. A fee-waiver program run by the Neighborhood and Housing Services Department may apply to qualifying projects. For general cost factors, see building permit cost.

Adopted codes

On January 30, 2025, San Antonio adopted the 2024 editions of these codes:

• International Building, Existing Building, Residential, Fire, Fuel Gas, Mechanical, Plumbing, and Swimming Pool and Spa Codes
• the National Electrical Code
• the 2024 San Antonio Property Maintenance Code

The International Energy Conservation Code was left out of that adoption and remains on the 2021 edition. Local rules are in City Code Chapter 6 (Buildings), Chapter 10, Chapter 11 (Fire Prevention), and Chapter 35, the Unified Development Code.

Inspections

You can schedule inspections in the BuildSA Portal or by calling (210) 207-1111. Phone scheduling adds a $3 fee per inspection. Requests placed before midnight are scheduled for the next day. Inspections cover foundation, framing, electrical, mechanical, plumbing, and third-party special inspections. Re-inspection fees apply only to failed inspections, not to “partial pass” results. If you disagree with a result, DSD’s Inspections org chart lists each inspector’s supervisor, and formal appeals go through the City’s Code Options and exceptions process.

Contact

• Address: Cliff Morton Development and Business Services Center, 1901 S. Alamo St., San Antonio, TX 78204
• Hours: Monday–Friday, 7:45 a.m.–4:30 p.m. Walk-in visitors check in through the Qless queue.
• Phone: (210) 207-1111 (DSD); 3-1-1 or (210) 207-6000 (City customer service)