Development Services
Contractor Registration & Licensing

Office & Location

Development Services Department Map

Cliff Morton Development and Business Services Center
1901 South Alamo Street
San Antonio, TX 78204

Phone:
210.207.1111

Hours:
7:45 am - 4:30 pm (Mon - Fri)
Closed on City Holidays

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How to Register and Obtain a Contractor License

The City of San Antonio requires all City and State licensed contractors be registered with Development Services prior to the issuance of any permit(s). First time contractors registering with the City will need to register in person. Development Services will also help you obtain or renew your City issued licenses or contractor registration during regular business hours. Registration requirements vary depending on the type of license or registration you hold. For more information, you may email the DSD License Team or call customer service at 210.207.1111.

Some licenses/registrations require the contractor to provide a bond or maintain insurance coverage at all times. Please refer to the trade category for the type of work you will be performing to find out what the insurance and registration requirements are.

If your insurance coverage has expired, contractors can email their new Certification of Insurance to the DSD License Team and we will update your information.

Search for Contractors

Property owners, property lessee and property management companies can register with Development Services to obtain annual permits to perform a limited scope of work as defined in the Chapter 10, Building Related Codes.

Mechanical and Plumbing permits are required for residential apartment houses with more than four units. The City also issues annual electrical permits which allow property owners, property lessee and property management companies to register an authorized maintenance technician to make minor repairs on existing electrical systems. To meet the City’s requirements for this permit, the technician must complete Electrical Maintenance Technician Application and eight hours of approved training.

For more information, you may email the DSD License Team or call customer service at 210.207.1111.

Forms & Applications:

Resources:

The licensing and registration requirements for building contractors are different based upon the type of work that will be performed. We are here to help guide building contractors understand the requirements needed to register and pull permits with the City of San Antonio.

Commercial General Contractor

There are no license or registration requirements for commercial general contractors.

Home Improvement Contractor

In order to obtain a permit to perform limited repair and replacement (non-structural remodeling alterations conversions or modernization, or detached accessory buildings 400 square feet and smaller), you will need to be registered as a Home Improvement Contractor. To register as a Home Improvement Contractor, you will need to submit the following:

  • Home Improvement Contractor Registration Application
  • Effective April 1, 2018 a FBI National Background Check will be required for a Home Improvement Contractor license to be issued.  (A temporary license may be issued with a San Antonio Police Department (SAPD) Background Check.  After October 1, 2018 temporary licenses will no longer be issued.)

    Refer to Information Bulletin 228 for additional instructions on how to apply for a National Background Check.

  • Government Issued Photo Identification
  • Registration and renewal fee: $150.00 for two years
  • Effective October 1, 2018 - City registered home improvement contractors must maintain insurance of the following type and limits of liability are required as minimums: $300,000 per occurrence (combined for property damage and bodily injury), $600,000 aggregate (total amount the policy will pay for property damage and bodily injury coverage), $300,000 aggregate for products and completed operations.
  • The City of San Antonio must be listed as Certificate Holder on the Certificate of Liability insurance.
Residential Building Contractor

In order to obtain a permit for new residential construction, alterations or remodeling of existing homes that involve structural work, addition to residential structures, foundation repairs or detached accessory buildings greater than 400 square feet, you will need to be registered as a Residential Building Contractor. To register as a Residential Building Contractor, you will need to submit the following:

  • Residential Building Contractor Registration Application
  • Effective April 1, 2018 a FBI National Background Check will be required for a Residential Building Contractor license to be issued.  (A temporary license may be issued with a San Antonio Police Department (SAPD) Background Check.  After October 1, 2018 temporary licenses will no longer be issued.)

    Refer to Information Bulletin 228 for additional instructions on how to apply for a National Background Check.

  • Government Issued Photo Identification.
  • Registration and renewal fee every two years: $170.00 for two years
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder certifying the following type and limits of liability are required as minimums: $500,000 per occurrence (combined for property damage and bodily injury), $1,000,000 aggregate (total amount the policy will pay for property damage and bodily injury), $500,000 aggregate for products and completed operations.

Contractor Connect

Disclaimer: This list of contractors is provided to you as a courtesy to assist you in a search for assistance in structural repair, rehabilitation, or home building. You are encouraged to conduct your own independent search for qualified contractors and businesses whose products and services will fit your needs. The minimum qualifications for this list of contractors is that the business has registered with the City. Being listed or not listed is in no way an endorsement by the City of the quality of the services or products of the businesses and contractors.  The City of San Antonio does not endorse, warrant, or guarantee the quality of the services or products offered by these contractors. The City does not warranty that the services and products offered by the listed businesses will be up to minimum Code standards. The City may not be held liable or responsible in any way, either as a primary party, a third party or as a but-for-causation party for any claim stemming from dissatisfaction, breach of contract, fraud, or any other claim resulting from your use of the services of these contractors.

Program Overview

Today, customers are responsible for ensuring the contractors they hire for their home projects are registered with the City of San Antonio prior to work being done at the property. To assist with this effort, Contractor Connect will provide an enhanced search tool that allows residents to select from a list of registered home builder and home improvement contractors based on the type of work (roofing, fences, foundations, etc.) needed for the project, along with the category-level of Registered, Registered Plus, or Premier. The criteria for contractor registration categories is outlined below.

Category 1: Registered Contractor- The contractor needs to provide the minimum requirements for registration, which includes the application and registration fee; Code of Ethics acknowledgement form; general liability insurance; and approved FBI background check. All registered contractors are initially enrolled in this category effective May 1, 2019.

Category 2: Registered Contractor Plus- To qualify for category 2, contractors must meet the requirements of category 1, in addition to making sure all permitting fees are current; no building related contractor infractions/complaints; and attended at least two DSD training events within the past year.

Category 3: Premier Contractor- With premier status, the contractor is required to meet the previous items from categories 1 and 2; and have maintained a minimum five-year registration with DSD. In addition, one agent affiliated with the contractor must obtain a Residential ICC Certification or other certifications approved by the Building Official.

With the recent roll out of the Contractor Connect Program, DSD continues to receive applications for home improvement and home builder contractors applying for the Registered Plus and Premier categories. The Contractor Connect online search tool will be updated as contractors are approved. Contractors are encouraged to apply throughout the year. 

The table below includes the category requirements at-a-glance.

Contractor Registration Categories
Contractor requirements registered contractor registered contractor plus Premier
Application and Registration Fee ✔ ✔ ✔
Code of Ethics Acknowledgement Form ✔ ✔ ✔
General Insurance Requirements ✔ ✔ ✔
FBI Background Check ✔ ✔ ✔
Current Permitting Fees   ✔ ✔
No Building Related Contractor Infractions / Complaints   ✔ ✔
DSD University Building Related Training (attend a minimum of 2 DSD training events per year, or other training approved by the Building Official)   ✔ ✔
Minimum Five Year Registration with DSD     ✔
One Contractor Agent Maintains Any Residential International Code Council Certification (ICC) or other certifications approved by the Building Official     ✔
Registered Contractor Plus and Premier Connect Categories

Home builder / home improvement contractors who would like to apply for Registered Plus or Premier categories must complete the Contractor Connect Application. Applicants are required to meet the defined criteria of the category they are applying for, and submit the completed application with supporting documents to DSD.License@sanantonio.gov or deliver the items to the Customer Advocate Team Permitting Counter at the Cliff Morton Building and Development Services Center, 1901 S. Alamo St., San Antonio, Texas 78204. Applications can take up to 10 business days for approval.

Contractors are expected to maintain all fees for permits, pull all applicable permits, have all inspections closed in a timely fashion, and conduct all business with integrity.  Please note, it is up to the contractor to maintain their category requirements.

Complaints and Sanctions

If an infraction or complaint is made against the home repair or home improvement contractor, the Development Services Department will investigate using all resources (Code Enforcement and/or Building Inspections Division, etc.), and if needed, have a hearing with the contractor to determine whether the complaint can be verified. If confirmed, the contractor may be placed in the previous category until the item is corrected or a resolution has been given to the Building Official’s satisfaction.

The Building Official maintains the right to change the contractor’s category at their discretion. Per section 10-115 of the Chapter 10 Building-Related Codes of the City of San Antonio, the Building Official may also administratively cancel or suspend a registration after a hearing.

Contractors who have their registration canceled or suspended will be placed on the Canceled, Suspended, and Registration Appeals Report. This report will include the contractor name, registration number, reason for the sanction, sanction, date imposed, and whether or not the sanction was appealed by the contractor. The report will be updated monthly, and available online.

Supporting Documents

For questions about the program, please call our customer service call center at 210.207.1111.

The licensing and registration requirements for electrical contractors are different based upon the type of work that will be performed. We are here to help guide electrical contractors understand the requirements needed to register and pull permits with the City of San Antonio.

State Electrical License Registration

In order to obtain permits in San Antonio, you will need to register your State Electrical License. In order to register your license, you will need to submit the following:

  • State Electrical License Registration
  • Governmental Issued Photo Identification
  • State Contractor License ID card and Master License ID card
  • Annual registration fee: $85
  • Certificate of Insurance* OR Proof of Liability Insurance
City Electrical License Renewal and Registration

The City no longer issues Electrical Contractor licenses. If you have an existing City-issued license, the City will honor your license. In order to renew your license, you will need to submit the following:

  • Government Issued Photo Identification
  • Continuing Education Credit – you will need to attend four hours of continuing education each year through a City of San Antonio Authorized CEU Providers. To see if Development Services is currently offering any continuing education classes please visit the Training Section of our website.
  • Registration fee every two years: $300
  • Certificate of Insurance* OR Proof of Liability Insurance
Electrical Maintenance Technician Registration

Property owners, property lessees or property management companies can employ persons qualified to maintain and make minor repairs to existing electrical systems on a property that is registered with the City. In order for property maintenance staff to perform work within this scope, they will need to obtain an Electrical Maintenance Technician certification through a City of San Antonio authorized provider. A list of authorized providers is available in the application. Once certified, the Technician will need to register with the City, and will need to submit the following:

The electrical maintenance technician is not required to provide proof of insurance, however, the property owner or property management company will be required to have current insurance on file to pull permits as stated below.

*Certificate of Liability Insurance Requirements

An electrical contractor, electrical sign contractor, residential appliance installation contractor or the holder of an annual electrical maintenance permit must continuously maintain on file with the building official in a form of a certificate addressed to the city with the City of San Antonio listed as the Certificate Holder showing the above referenced persons carrying the following types and amounts of insurance: bodily injury liability insurance of at least $300,000.00 and property damage liability insurance of at least $300,000.00 for both general liability and completed operations insurance. This amount shall equal the same amount as the state, should requirements be changed by the state.

The licensing and registration requirements for mechanical contractors are different based upon the type of work that will be performed. We are here to help guide mechanical contractors understand the requirements needed to register and pull permits with the City of San Antonio.

To register for the 2018 HVAC Continuing Education for City Master and Journeyman License holders, please refer to the DSD Training - Professional Development page.

State Mechanical License Registration

In order to obtain permits in San Antonio, you will need to register your State Mechanical License. In order to register your license, you will need to submit the following:

City Mechanical License and Registration

The City no longer issues Mechanical Contractor licenses. If you have an existing City-issued license, the City will honor your license. In order to renew your license you will need to submit the following:

  • Government Issued Photo Identification
  • Continuing Education Credit – you will need to attend eight hours of continuing education each year. For continuing education information for City of San Antonio issued Mechanical Licenses, please contact Mimi Camargo . The City Mechanical Continuing Education Registration Form is available online for your convenience.
  • Annual registration fee: $150 (Registrations expire December 31.)
  • Certificate of Insurance* OR Proof of Liability Insurance

*Certificate of Liability Insurance Requirements

Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder issued by an insurance company authorized to do business in the state, certifying that the applicant is insured to the limits of at least $300,000.00 public liability insurance per occurrence and $300,000.00 property damage liability insurance per occurrence. Insurance amount requirements for State issued Air Conditioning and Refrigeration Licenses class A or B of any endorsement shall be regulated by the Texas Department of Licensing and Regulation (TDLR) section 75.40 of the Administrative Rules.

The licensing and registration requirements for plumbing contractors are different based upon the type of work that will be performed. We are here to help guide plumbing contractors understand the requirements needed to register and pull permits with the City of San Antonio.

State Master Plumber License Registration

In order to obtain permits in San Antonio, you will need to register your State Plumber License. All registrations must be renewed annually. There is no fee for this registration. In order to register your license, you will need to submit the following:

In order to obtain certain permits additional endorsements may be required as follows:

  • Medical Gas Permits require a Medical Gas Piping Endorsement
  • Multi-Purpose Residential Fire Protection Sprinkler System (MRFPSS) Permits require a Multi-Purpose Residential Fire Protection Sprinkler Specialist Endorsement
State Irrigation License Registration

In order to obtain permits in San Antonio, you will need to register your State Irrigation Licenses. In order to register your license, you will need to submit the following:

A licensed plumber may be issued an irrigation permit.

Miscellaneous plumbing License Registration forms

 

The licensing and registration requirements for sign contractors are different based upon the type of work that will be performed. We are here to help guide sign contractors understand the requirements needed to register and pull permits with the City of San Antonio.

State Sign and/or Master Sign Contractor Registration

In order to obtain permits in San Antonio, you will need to register your State Sign Contractor License. To register your license, you will need the following:

  • State Sign Contractor/Electrical Application
  • Government Issued Photo Identification/Master of Record must also be present
  • State Sign Contractor License
  • State Master Electrical License or State Master Sign License (a State Sign Contractor must be mastered by either)
  • Annual registration fee: $85
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder certifying that the applicant is insured to the limits insurance for bodily injury liability insurance of at least $300,000.00 and property damage liability insurance of at least $300,000.00 for both general liability and completed operations insurance. This amount shall equal the same amount as the state, should requirements be changed by the state.
State Electrical Contractor Registration

State licensed electrical contractors and State licensed electrical sign contractors shall register with the City before performing any electrical work or electrical sign work. In order to register your license, you will need the following:

  • State Sign Contractor’s license & State Master Electrician’s license
  • Government Issued Photo Identification and Photo Identification of Master of Record
  • Annual registration fee: $85
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder certifying that the applicant is insured to the limits insurance for bodily injury liability insurance of at least $300,000.00 and property damage liability insurance of at least $300,000.00 for both general liability and completed operations insurance. This amount shall equal the same amount as the state, should requirements be changed by the state.
City Sign Master License and Registration

The City no longer issues Sign Master Contractor licenses. If you have an existing City-issued license, the City will honor your license. In order to renew your license you will need the following:

  • Government Issued Photo Identification
  • Registration Fee: $250 (every two years)
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder certifying that the applicant is insured to the limits for bodily injury liability insurance of at least $300,000.00 and property damage liability insurance of at least $300,000.00 for both general liability and completed operations insurance. This amount shall equal the same amount as the state, should requirements be changed by the state.
On-Premises Sign Operator (Commercial Sign Operator)**

In order to obtain permits in San Antonio, you will need to register your On-Premises Sign Operator License. In order to register your license you will need the following:

  • Commercial/Billboard Sign Operator License Registration
  • Proof of successful completion of approved ICC exam (initial registration only)
  • Government Issued Photo Identification
  • Annual registration fee: $100 (Registrations expire September 30)
  • Annual $45,000 bond
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder. Workers Compensation and Employer’s Liability $500,000, Comprehensive general liability $1,000,000, and bodily injury or property damage $1,000,000.
Off-Premises (Billboard Sign Operator)**

In order to obtain permits in San Antonio, you will need to register your Off-Premises Sign Contractor License. In order to register your license with the City of San Antonio, you will need the following:

  • Commercial/Billboard Sign Operator License Registration
  • Proof of successful completion of approved ICC exam (initial registration only)
  • Government Issued Photo Identification
  • Annual registration fee: $375 (Registrations expire September 30)
  • Annual $45,000 bond
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder. Workers Compensation and Employer’s Liability $500,000, Comprehensive general liability $1,000,000, and bodily injury or property damage $1,000,000.

    **Effective August 1, 2018, exams for these Sign Operators will cover 2017 Chapter 28 City Sign Codes.

The licensing and registration requirements for contractors are different based upon the type of work that will be performed. We are here to help guide contractors understand the requirements needed to register and pull permits with the City of San Antonio.

Demolition Contractor’s License and Registration

In order to apply for a Demolition Contractor’s License you will need the following:

  • Demolition Contractor License Application
  • Government Issued Photo Identification
  • License and registration fee: $85.00 Renewal fee: $35.00 (registrations are valid for two years).
  • Current letter of authorization – If any person other than the license holder is to obtain permits, then a letter must be submitted on company letterhead or a notarized letter signed by the license holder listing the individual’s names.
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder. Automobile liability insurance with limits of personal injury $100,000 each person, $300,000 each accident, property damage $50,000 each accident. The following limits of Public Liability per Occurrence and limits of property damage per occurrence should be listed on the policy: Public liability (bodily injury) insurance with limits not less than $300,000 for each occurrence. Public liability (property damage) insurance with limits of not less than $100,000 for each accident and $200,000 in the aggregate. Must also provide proof of Workers’ compensation in accordance with statutory requirements.
  • Annual $5,000 bond.
Sidewalk, Curb and Gutter License and Registration

In order to apply for a Sidewalk, Curb and Gutter License you will need the following:

Tree Maintenance License and Registration

In order to apply for a Tree Maintenance License you will need the following:

  • Tree Maintenance License and Registration Application
  • Government Issued Photo Identification
  • Proof of Continuing Education Credits (see below)
  • License and Registration Fees: 1-year $75.00 * 3-year $165.00 ** If ISA Certified Arborist need valid card or certificate for 50% fee reduction of fee.
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder. Proof of General Liability Insurance, minimum $300.000.00.

*Proof of 2 hour introductory class on: safety, Oak Wilt, tree biology, tree pruning and tree identification.
**Proof of fifteen (15) hours of continuing education credits (e.g. certificates, course transcripts, certification card, etc).

For continuing education information for City of San Antonio issued Tree Maintenance Licenses, please contact Sandra Gonzalez. To see if Development Services is currently offering any continuing education classes please visit the Training Section of our website.

House Mover License and Registration

In order to apply for a House Mover License you must submit the following:

  • House Mover License Application 
  • Government Issued Photo Identification
  • Annual $2,000 Bond
  • Annual license and registration fee: $50.00 (registrations expire December 31)
  • Certificate of Liability Insurance with the City of San Antonio listed as the Certificate Holder. Proof of public liability property damage insurance policy certificate naming the applicant as the assured and providing for the payment of any liability imposed by law upon such applicant to the extent of $10,000.00 for each person for bodily injury, $20,000.00 for bodily injury liability for each accident, $5,000.00 for property damage liability for each accident.