San Antonio Demolition Regulations: What You Need to Know

Navigating demolition projects in San Antonio requires a thorough understanding of local regulations to ensure compliance and project success. Here's what you need to know:
Demolition PermitsIn San Antonio, a demolition permit is mandatory for any full or partial building demolition, including the removal of exterior walls, columns, or roofs. Interior-only demolitions do not require a separate permit. Exceptions to this requirement include demolitions of fences, playground equipment, above-ground swimming pools, sidewalks, driveways, decks, oil derricks, shade cloth structures, mechanical equipment, and small residential sheds or similar accessory structures.
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Deconstruction OrdinanceAs of January 1, 2025, San Antonio's deconstruction ordinance mandates that certain residential structures be deconstructed rather than demolished. This approach emphasizes the careful dismantling of buildings to salvage materials for reuse, aiming to reduce waste and promote sustainability. The ordinance applies to:

• Structures Built On or Before December 31, 1945: All residential structures up to eight units within city limits.
  
• Structures Built On or Before December 31, 1960: Residential structures designated as historic or located within a Neighborhood Conservation District (NCD).
  

Deconstruction must be performed by a Certified Deconstruction Contractor, trained to safely disassemble structures and salvage materials. These contractors are responsible for submitting a Pre-Deconstruction Form before the demolition permit is issued and a Post-Deconstruction Form upon project completion.
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Contractor Licensing and RequirementsFor demolitions involving residential structures of two stories or more, or any commercial structures, the demolition permit must be obtained by a licensed professional registered with the city as a demolition contractor. Requirements include:

• License and Registration Fee: $85 (valid for two years); renewal fee is $35.
  
• Insurance:
  
  • Automobile Liability: Personal injury coverage of $100,000 per person and $300,000 per accident; property damage coverage of $50,000 per accident.
  • Public Liability (Bodily Injury): Coverage of not less than $300,000 per occurrence.
• Letter of Authorization: If someone other than the license holder is obtaining permits, a letter on company letterhead or a notarized letter signed by the license holder must list the authorized individuals.
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Historic Preservation and ReviewThe Office of Historic Preservation (OHP) reviews all demolition applications to determine if the building is historic, located in a historic district, eligible for landmark designation, or subject to the deconstruction ordinance. This review process may take up to a month. Applicants are advised to contact the OHP prior to submitting their application to understand any additional requirements or potential delays.
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Utility DisconnectionsBefore a demolition permit is issued, all utilities must be properly disconnected. CPS Energy handles the disconnection of power and gas services. If there is no active power or gas, the review is automatically approved. However, if disconnection is required, a work order may take one or more weeks to complete. It's advisable to initiate the disconnection process before submitting the demolition application to avoid delays.
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Understanding and adhering to these regulations is crucial for a smooth and compliant demolition process in San Antonio. For detailed information and assistance, it's recommended to consult the Development Services Department or the Office of Historic Preservation. Call us today 210-702-2201