Why is the City developing a deconstruction ordinance?
In 2017, City Council issued a Council Consideration Request (CCR) that directed the Office of Historic Preservation to explore strategies to address community concerns surrounding demolition. A deconstruction ordinance was listed as mitigation strategy in the Climate Action and Adaptation Plan (2019). Additionally, deconstruction addresses many other intersecting City policy priorities, including waste reduction, public health, affordable housing, workforce development, and equity.
Since 2018, the Office of Historic Preservation has worked with a Deconstruction Advisory Committee, community stakeholders, and City Council to develop a proposed ordinance that is specific to the unique conditions and needs of San Antonio.
What buildings will be affected by this ordinance?
As currently drafted, the following structures will be subject to the ordinance beginning January 1, 2023:
- Small-scale residential structures (single family up to 4 attached units), plus garages and outbuildings, built prior to December 31, 1920, anywhere in the City limits; and
- Small-scale residential structures (single family up to 4 attached units), plus garages and outbuildings, built prior to December 31, 1945, if located within a Historic District, Neighborhood Conservation District, or designated as a local landmark (H, HS, HE, HL, or NCD zoning overlays).
Additionally, beginning January 1, 2025, the ordinance will be expanded to the following parameters:
- Small-scale residential structures (single family up to 8 attached units), plus garages and outbuildings, built prior to December 1, 1945, anywhere in the City limits; and
- Small-scale residential structures (single family up to 8 attached units), plus garage and outbuildings, built prior to December 1, 1960, if located within a Historic District, Neighborhood Conservation District, or designated as a local landmark (H, HS, HE, HL, or NCD zoning overlays).
Non-residential structures (commercial, industrial, etc.) are not subject to the ordinance requirements, but may be deconstructed voluntarily.
Our draft documents are available at the links below:
Is the deconstruction ordinance part of the 5-year Unified Development Code (UDC) update process?
No. The deconstruction ordinance is a separate effort.
I’m new to this discussion. Has the development of this policy been given careful thought?
Welcome, and yes! The proposed ordinance has been under discussion and deliberation for over four years, and was initially on the City’s radar as long as eight years ago. Public and community engagement began in 2018, including several open public input meetings, presentations to neighborhood associations, community events, and the creation of this project page. An earlier draft of the ordinance was proposed in early 2020, but the pandemic necessitated a pause on City Council’s consideration of new development policies.
During the pause, the City focused on developing a robust, interdisciplinary deconstruction program to ensure the ordinance would be successful when adoption could be reconsidered. This included: commissioning and publishing Treasure in the Walls, creating digital public resources for deconstruction and reuse, holding virtual presentations and engagement events, presenting at local industry events (e.g. American Institute of Architects, American Planning Association), securing grants for program development, organizing deconstruction contractor training, expanding local workforce partnerships, establishing the Material Innovation Center, and meeting with interested individuals or stakeholder groups upon request.
The current ordinance is a collaborative effort between multiple City departments, City Council, the Deconstruction Advisory Committee, local experts, and a broad range of community stakeholders. We welcome your input on the proposed ordinance, but rest assured, it’s not the end of the discussion! As local reuse and circular economy opportunities expand in San Antonio, we’ll be engaging residents every step of the way. Sign up for our deconstruction listserv to be notified of upcoming opportunities.
Will a deconstruction ordinance result in more older or historic buildings being demolished?
No. Deconstruction is a demolition alternative, not a preservation alternative. This ordinance will not affect if a building comes down, but rather how a building comes down if approved for removal. The existing review procedures for full building removal will not be affected by this ordinance.
I heard that the cost to deconstruct is more expensive than demolishing. Does the City offer any assistance?
On an up-front basis, the cost to deconstruct may be more expensive than to demolish. This is due primarily to increased labor and time, as deconstruction is done largely with human labor over the course of several days or weeks. According to reports from our active contractors, the cost to deconstruct a typical house subject to the ordinance is on average $2-3k more than the cost to demolish.
However, deconstruction affords the opportunity to recoup costs on the back end, whereas demolition is an automatic sunk cost. Reclaimed materials have value, which can be sold to reuse stores, neighbors, etc., to offset costs or sometimes turn a profit. Additionally, qualifying materials can be donated to nonprofits, like Habitat for Humanity, for tax benefits. Please consult with your tax attorney for more information.
The City plans on offering small grants for those requiring financial assistance on a case-by-case basis if the ordinance is adopted. Please email us for information.
Finally, if the structure is in repairable condition, the City offers a substantial rehabilitation property tax incentive. Please visit this website or email our staff for more information on property tax benefits of rehabilitation.
What kind of permit do I need to take down my house if it is subject to the deconstruction ordinance?
Once the ordinance takes effect, you will need a demolition permit. No separate permit is required for deconstruction.
The ordinance will require the use of a Certified Deconstruction Contractor. Why?
Certified Deconstruction Contractors have been trained in safe and effective techniques for dismantling a structure. They are also accountable if they do not meet the deconstruction requirements.
Can I still apply for a demolition permit even if I don’t have a contractor selected for my building removal yet?
Yes, once the ordinance goes into effect, you can still apply for the demolition permit without a Certified Deconstruction Contractor; however, your permit will not be issued until one is selected and they have submitted a Pre-Deconstruction Form for the project.
Will the permit fee be more expensive for a deconstruction?
No. The fee for a demolition permit is fixed and how the building comes down does not change the price.
My house is in terrible condition and nothing is worth salvaging. Will I still need to have it deconstructed?
Your house may appear in poor condition (dated fixtures, peeling paint, foundation issues, etc.), but many materials can be salvaged, prepped, and resold or donated for reuse. In San Antonio specifically, there is a high demand for reclaimed building materials due to current supply chain issues and a high concentration of older building stock in need of repair or restoration. Additionally, the old-growth wood framing behind the walls is likely well preserved. If you think your house is completely unsalvageable due to damage, rot, or mold, you will be able to request an exemption from ordinance requirements.
I’m interested in watching past presentations given on this topic. Where can I find them?
The Office of Historic Preservation briefed City Council committees in 2019, 2020, and twice in 2022. The recordings are linked below.
August 1, 2022: Planning and Community Development Committee
February 8, 2022: Community Health, Environment and Culture Committee
June 1, 2020: Culture and Neighborhood Services Committee
September 9, 2019: Planning and Community Development Committee
Additional resources compiled throughout the development of the deconstruction ordinance, like case studies, presentation files, and news articles, can be found on this webpage.
I’d like to submit comments on the draft ordinance. How can I do that?
Through August 31, 2022, you can submit comments on SASpeakUp, the City’s public engagement platform. Additionally, public comments can be emailed to City staff. Once a City Council hearing date is confirmed, comments can be submitted for consideration at the hearing through SASpeakUp. You may also sign up to speak in person on the date of the hearing. Please reach out with any questions!
I have a question that isn’t listed here. Whom should I contact?
No problem! Please reach out to Stephanie Phillips, Deconstruction and Circular Economy Program Manager, by emailing stephanie@sapreservation.com or calling (210) 207-7902.