San Antonio, TX Short-Term Rentals: Repeat Violator Strikes (2026)
Key Facts
- Strike threshold
- 3+ citations, 3 separate occasions
- Lookback period
- Rolling 3-year period
- Governing section
- Sec. 16-1110(b); revocation Sec. 16-1111
- Reapplication bar
- 12 months after revocation
- Appeal window
- 20 calendar days to director
Summary
A San Antonio short-term rental permit must be revoked once a property racks up three or more citations accepted by municipal court within a rolling three-year period, under Sec. 16-1110(b), whether those citations were issued to the operator or to occupants.
(b)Short term rental permits shall be revoked if three or more citations are accepted by the municipal court over three separate occasions, and are issued at a permitted property over a rolling three-year period, whether the citations are issued to the operator or any occupants. Subsequent findings of not guilty or not liable shall not be considered against the owner/operator. Failure to provide updated information to the city regarding designated agent or responsible party shall be a violation of this section. ... (b)If a short term rental permit is revoked, the owner/operator may not reapply for the same property for a period of twelve (12) months.
Full Breakdown
Sec. " A finding of not guilty or not liable on any of those citations does not count against the owner or operator when the city tallies the three strikes. Failing to keep the city updated on the property's designated agent or responsible-party contact information is itself a separate violation of the same section. Once the three-citation threshold is hit, the director follows the revocation procedure in Sec. " A revoked permit holder can appeal within twenty calendar days to the director under Sec. 16-1112, and the board of adjustment hears the appeal under Sec.
35-481. Short of the automatic three-strikes trigger, the director also has a discretionary track under Sec. 16-1110(j): habitual complaints can get a property labeled a "problem property," triggering a compliance meeting and, if the owner/operator refuses to attend or the problem persists, administrative revocation even without three formal citations.
Violations & Fines
Reaching three citations accepted by municipal court at one STR address within a rolling three-year period triggers mandatory permit revocation under Sec. 16-1110(b); operating after revocation is a separate class C misdemeanor under Sec. 16-1110(i)(1), fined $100 to $500, and the owner/operator is barred from reapplying for that property for twelve months under Sec. 16-1111(b).
Frequently Asked Questions
Do citations issued to my guests count toward my STR's three strikes?
Does a citation I beat in court still count as a strike?
Can I get my permit back after a revocation?
Sources & Official References
Other rules in San Antonio
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