San Antonio Building Codes and Insurance Repairs

When a San Antonio home or business is damaged by hail, wind, fire, or water, the repair has to meet the building codes in force today, not the codes that applied when the building went up. That gap between "how it was built" and "how it must be rebuilt" is a frequent source of confusion on insurance claims. This page summarizes San Antonio building codes and how they interact with insurance repairs, using information published by the City of San Antonio Development Services Department (DSD) and other cited sources.

Overview: San Antonio adopted the 2024 ICC codes

On January 30, 2025, San Antonio City Council adopted the 2024 International Code Council (ICC) codes and the 2024 San Antonio Property Maintenance Code (Ordinance No. 2025-01-30-0075). The City's Chapter 10 Building-Related Codes document lists an effective date of May 1, 2025. The adopted codes are amended locally, so the City's version can differ from the model ICC text. The energy code was excluded from this cycle: DSD states it remains under the 2021 International Energy Conservation Code.

Adopted codes

Official sources

• City of San Antonio DSD: Codes & Ordinances
• Chapter 10, Building-Related Codes, 2024 (PDF, effective May 1, 2025)
• DSD: Residential Permits
• DSD: No Permit Required List
• Development Services Department home page and BuildSA portal

Quick reference for property owners

Roofing repair and replacement

Roofs are where codes and claims meet most often in San Antonio, because hail is the most frequently reported severe weather in Bexar County. Composition shingle roofs dominate residential neighborhoods, standing-seam metal roofs are common toward the Hill Country edge, and flat or low-slope roofs are typical on commercial buildings. When a roof is replaced after hail or wind, the City requires a permit, and the work must meet the roofing provisions of the adopted 2024 IRC or IBC, including requirements for underlayment, flashing, and fastening as they apply to the specific roof covering.

The DSD residential permits page distinguishes two situations. A re-roof with no change in pitch is issued over the counter (homeowners show proof of ownership; Home Improvement Contractors provide a site plan). A re-roof with a change in pitch requires full plan review. A pitch change usually means framing work, which can add cost and time to the claim.

Insurer estimates sometimes price the visible roofing material but leave out items that a permitted, code-compliant installation requires, such as drip edge, proper underlayment, starter and ridge components, flashing, and the permit fee itself. Whether those items are owed depends on whether they are part of repairing covered damage under your policy and on any ordinance or law coverage. For more, see roof damage insurance claims and how to review an underpaid roof insurance estimate.

Wind-resistant construction

San Antonio sees severe straight-line winds, including a May 27, 1997 downburst estimated at over 100 mph in southwest San Antonio and an EF2 tornado in north-central San Antonio on February 19, 2017 (NCEI). Wind requirements come from the adopted IRC and IBC and the standards they reference, such as ASCE 7, which assigns design wind speeds by location and risk category. We do not list a design wind speed here; your designer, contractor, or DSD can confirm the value for a particular project.

One point causes frequent confusion: the Texas Department of Insurance windstorm certification program (WPI-8) applies only within the Texas Windstorm Insurance Association catastrophe area on the coast. Bexar County is not in the TWIA area, so San Antonio properties typically get wind and hail coverage from their regular insurer (or the Texas FAIR Plan where applicable), and TDI windstorm certification does not apply.

Permit requirements

According to DSD, "typically a building permit is required if you decide to build, remodel, repair or demolish a structure on your property," with some exceptions. Key points for insurance repairs:

• Roof repair and replacement need a permit. Roofing does not appear on the City's No Permit Required list.
• Minor repairs to windows, doors, walls, siding, and floors, and foundation repairs, have their own over-the-counter permit applications.
• Some finish work is exempt, such as painting, wallpapering, tiling, carpeting, cabinets, and countertops, and the No Permit Required list includes replacing broken window glass, replacing existing doors, and installing new siding over existing siding.
• Licensed trades. DSD tells homeowners they must use licensed trade contractors for new electrical, plumbing, and HVAC components. That matters after fire and water losses, when walls are opened and systems are replaced.
• Foundation repairs require a permit and an engineer's letter under the City's IRC amendments, which can be relevant to claims involving water leaks under slabs.
• Historic and conservation districts. DSD notes that properties in a Historic, Neighborhood Conservation, or Corridor District may face restrictions on design and materials, even for projects that otherwise need no permit. Older homes in districts such as King William, Monte Vista, and Tobin Hill should confirm requirements before replacing roofs, windows, or siding.

Permit costs for covered repairs are often part of a complete repair estimate. Keep copies of permits and fee receipts for your claim file.

Structural repairs

Fire, wind, fallen trees, and long-term water damage can affect framing, trusses, walls, and foundations. Structural repairs require permits, may require engineering, and must meet current code. NOAA records for San Antonio include May 2021 thunderstorm winds, estimated at 80 mph, that knocked a large tree through a home in Alamo Heights and a 2017 tornado that removed entire roofs in north-central San Antonio. Rebuilding that kind of damage to current standards can cost more than restoring the original construction, which is where ordinance or law coverage becomes important. Because the International Existing Building Code is part of the adopted package, the extent of required upgrades during repairs may depend on the scope of the work; confirm with DSD.

Code-related upgrades

Code-related upgrades are items that are not "damaged" in the usual sense but must be added or changed because the repair triggers current requirements. Examples can include electrical updates when walls are opened, smoke or carbon monoxide alarm requirements tied to permitted interior work, energy code items when insulation is replaced, or roofing components required by the 2024 IRC. Some upgrades apply only when certain thresholds are met. Ask DSD or a licensed contractor which upgrades your project requires, and get that in writing where possible.

Inspections

Permitted work is inspected in stages, ending with a final inspection. Inspection results and any correction notices are useful claim documents, because they show what the City actually required on the job. If an inspector requires an item the insurer's estimate left out, that correction notice is strong support for a supplement.

Contractor responsibilities

In most projects, the contractor pulls the permit, builds to code, and schedules inspections. Before work starts, ask your contractor to confirm the permit, explain which code items are included in the price, and itemize code-required work separately from like-kind repairs. That separation makes it easier to present code items to your insurer. Remember that in Texas a public adjuster may not take part in repairing a property on a claim they adjust, so your contractor and your public adjuster play different roles.

Ordinance or law coverage

Ordinance or law coverage pays, up to its limit, for increased costs to comply with building codes when repairing covered damage. It is often a separate, limited coverage or an endorsement, and the limit may be a percentage of the dwelling coverage or a fixed amount. Some policies have little or none. Check your declarations page and policy forms, and note that some policies pay code-upgrade costs only after the work is actually completed. Our article on building codes and insurance repairs in San Antonio explains this in more depth.

Suburbs and unincorporated Bexar County

The City of San Antonio's codes and permits apply only inside San Antonio city limits. Many Greater San Antonio communities are separate cities with their own building departments, adopted code editions, fees, and inspection procedures, including Alamo Heights, Leon Valley, Helotes, Live Oak, Converse, Universal City, Schertz, Boerne, and New Braunfels. Properties in unincorporated Bexar County go through the county's own process. If you are not sure which jurisdiction you are in, check your property tax statement or ask the city.

Code-related claim disputes

Disagreements often involve whether a code item was required, whether it relates to covered damage, or whether the policy includes enough ordinance or law coverage. Helpful steps include:

• Get written confirmation of the requirement from DSD (or your city), an inspector, or a licensed professional.
• Ask your contractor to itemize code-required work.
• Compare the insurer's estimate line by line with the permitted scope.
• Submit a supplement with the documentation, or request an independent estimate review.

If the dispute is over the amount of loss, your policy's appraisal clause may apply. For coverage disputes or legal deadlines, consult a Texas attorney.

Confirm requirements before work

This page reflects our review of City of San Antonio sources as of October 20, 2026. Before starting any repair, contact the Development Services Department at 210-207-1111 or visit the DSD website to confirm permit, code, and inspection requirements for your project. If you have questions about how those requirements affect your claim, request a Free Claim Review.