Office

About This Program

San Antonio’s historic preservation program is administered by the Office of Historic Preservation (OHP). 

OHP staff reviews projects for conformance with the City of San Antonio's Unified Development Code (UDC) and applicable design guidelines that have been adopted by City Council. It is important for applicants and property owners to review and understand the applicable process and review criteria BEFORE committing to a project or specific design. 

On this page you’ll find a guide for exterior modifications for properties in historic districts and individual landmarks. Per the UDC, all exterior modifications and repairs for properties with a historic zoning overlay require a Certificate of Appropriateness (COA). This applies to both commercial and residential properties including side yards, rear yards, and other areas not readily visible from street.

Is My Property Historic?

Historic designation is applied through a zoning overlay. Properties zoned with an H, HS, HE, or HL are considered historic and subject to review by the Office of Historic Preservation.

If you aren’t sure, you can check your status online. Search the Explorer Map for your address. Click on the parcel that represents your property and an information box will appear. The information box contains the applicable addresses, BCAD owner data, and designation status.

Is Approval Needed?

If you are planning to do exterior work, then you must submit a Certificate of Appropriateness regardless of location on the property or visibility from the street. See below for next steps. There are a few project types that are exempt from review.

If the work in interior only, with no work on exterior windows or doors, then no approval is needed from OHP. Though a permit from DSD may still be required. Also, please note that we offer a Substantial Rehabilitation Tax incentive that qualifies properties if the cost of work, both interior and exterior, meets a certain threshold. Read more about this on the tax incentives page.

How Do I Get Approval?

Follow these steps to apply for a Certificate of Appropriateness:

1. Review the Historic Design Guidelines. On this page you’ll see the different chapters listed, as well as Guidelines Policy Documents, and guidelines for specific districts. The Guidelines are broken up into chapters on maintenance (roof, windows, siding, etc), additions, new construction, site elements, and siding. Also, there is a chapter dedicated to describing all of the different historic districts and what is character defining about them. The last chapter lists the architecture styles in SA and each style’s characteristics.
2. Review the CoA process by looking over the Historic Homeowner Handbook. Feel free to call an OHP case manager that’s assigned to your area of town. See the table below for contact information.
3. Gather your application materials. Look at example application materials on the Design Resource Center on Pinterest. 
   • Gather photos of existing conditions. This includes current, color photos of all sides of the structure. Google images are not accepted. Photos should show the entire side of a building, corner to corner. If this isn’t possible, please provide as many photos as necessary to show a complete side. 
   • Not all requests will require the following documents. Gather documents that show what is proposed so that anyone can confirm what’s been repaired, built or modified matches what was proposed in the application. 
   • Note there are no fees for residential applications. There are fees for applications for work at commercial properties or for any type of signage.
4. Submit the application. 
   • All applications must be submitted online through the Application Portal. Watch this video about how to access the application and how to fill out the form online. 
   • Once the application is submitted, you’ll receive a confirmation email that the application has been received. 
   • Expect an email or phone call from a case manager in a day or so. They’ll let you know if your application is complete or not, if any other information is needed, and whether the request: 
     • Can be approved administratively* or 
     • Requires a public hearing (Which Commission Will Review My Project?)
   • *Eligibility for administrative approval is determined by the UDC and requires compliance with all applicable design guidelines and standards.
   ACCESS THE APPLICATION PORTAL

Incentives for Repairs

If you plan on performing substantial interior and exterior renovations on your historic property (and all the work has been approved and permitted), then you may be eligible for property tax incentives. There are two tax ad valorem savings options available, if eligible. One is freezing your city taxes at the pre-rehab value, and the second is to pay zero city property taxes for the first five years, then pay fifty percent of the city taxes year six through ten. View the tax incentives page for more detailed information for how to qualify and apply.

Property Maintenance

In the City of San Antonio, all properties are subject to a maintenance code. All property owners must preserve their property against decay, deterioration, and other defects. Please remember that demolition by neglect is a violation of UDC Sec. 35-615, which is subject to a municipal court case filed against the property owner for deferred property maintenance.

Vacant buildings may be subject to additional maintenance requirements. Please visit our Vacant Buildings Program page for more information.

Frequently Asked Questions

I’m only planning to make minor improvements; do I still need to go through the HDRC review process?

No, minor projects can usually be approved by OHP staff with an Administrative Certificate of Appropriateness (COA).

How do I make sure that my project will be approved by the HDRC (Historic & Design Review Commission)?

Talk to staff early in the process. Provide all required documentation.

Do I need to hire an outside professional to get the HDRC’s (Historic & Design Review Commission) approval?

Not necessarily, it generally depends on the scope of work. As long as it is not required by law and sufficient documentation can be provided you may not have to hire a professional designer for Historic & Design Review Commission (HDRC) or OHP review.

I am planning a complex project. When is the best time to consult with OHP staff?

As soon as possible. Staff is always available to sit down and review proposed projects even when it’s just an idea or concept. It may also be helpful to consult with Design Review Committee, a subcommittee of the Historic & Design Review Commission (HDRC).

How long does the HDRC (Historic & Design Review Commission) review process typically take?

Applications are due 19 days before the desired HDRC meeting date. COAs are issued within 10 days of the meeting date (and often sooner than 10 days).

What information do I need to submit with my application?

There’s a checklist on the application itself. Find the applications at the Application Portal.

How are the Historic Design Guidelines enforced?

Any work that was initiated without a Certificate of Appropriateness (COA) is subject to a Stop Work Order and an associated $500 post-work application fee. In extreme cases, a municipal case may be filed to achieve compliance.

Are there any financial incentives available for historic preservation?

There is a Substantial Rehabilitation Tax Incentive and possible fee waivers. View the tax incentives page for more detailed information for how to qualify and apply.

Who can I contact with questions?

OHP staff at 210-207-0035 or email us.

Assigned Case Managers

Quick Links

• Additional Guidelines - on Substitute Materials, Porch Rehabilitation and Reconstruction, Windows, Fences, Xeriscaping, and Sustainability and Energy Retrofitting
• Application Portal
• Design Center - Application examples and inspiration
• Explorer Map
• Historic Homeowner Handbook ^(PDF)
• Historic Design Guidelines
• HDRC Schedule and Application Deadlines
• Public Portal - View cases under review, and tentative scheduled for HDRC
• Tax Incentives
• Unified Development Code (UDC) - Section related to the SA Preservation Program
• Videos: Classes on property research
• Videos: Historic Districts Coalition Trainings
• Videos: Rehabber Club Virtual Series