All Forum Posts by: Seth Teel

@Aaron Lemoine

Shoot me a PM and I will send you a couple contacts for each.  BP rules won't let us post contact info on the forums.

@Melvin Maxwell

Shoot me a DM, I am happy to share a few different investment-friendly insurance brokers. Unfortunately BP rules won't allow me to post their contact info on this thread.  

@Bradley Garza

Most of the true duplexes and 4plexes are located in the central city.  There are a few small developments in the suburbs, but for the most part you can find them in and around downtown.  I'd look in Lavaca, Five Points, Beacon Hill, Alta Vista, Monte Vista, Laurel Heights, Tobin Hill, Mahncke Park, & similar neighborhoods.  

With purchasing power up to $500K, you'll likely be able to find something that is ready to go or just has some deferred maintenance.  

Best of luck with your search.

@Scott White

This seems more like an issue in your head than a real issue.  I could understand if you were trying to sell it, but since it's a rental it's not a big deal.  Just make sure (as you mentioned) that BCAD has the correct square footage so you are not over-taxed.  

When it comes time to sell, even if the sqft is not correct on BCAD, you can have it manually edited in the SABOR MLS. Eventually Zillow/Trulia will draw from this data source.

Of note: both Zillow and Trulia are not accurate sites. They rely on a mixture of public data which is deemed reliable, but not guaranteed to be accurate. Additionally, since they are "free," you (the consumer) don't have much say in the matter.  Alternatively, you can petition to have your property removed from both sites.  

I am a Broker/Investor but our brokerage does not do property management.  We have had great luck using the PM Team over at Re/Max Unlimited, lead by Rachel Bruno.  Shoot me a DM if you'd like her contact info.  Unfortunately, BP rules won't let me post it here. 

@Jeremy D.

Just because the zoning and the actual use don't match, does not make it "illegal," it makes it "non-conforming." In many cases neighborhoods were blanket re-zoned which made many properties non-conforming in that process. Many properties had an accessory dwelling unit (ADU) on the property prior the large UDC overhaul in 2001. In these cases, the owner of the property can contact the City Planning department and see which way is best for them to either become conforming, re-zone, or go through the non-conforming use process. Alternatively, if the property doesn't have an ADU, but the owner would like to add one, it may not require a zoning change, if the property is owner-occupied and they ADU can meet the setback requirements. Keep in mind, rezoning is the best way to accomplish all of this, however it is the most costly and time consuming. All re-zoning must be voted on by City Council (which is archaic and cumbersome IMO).

As for trying operate an ADU as a short-term rental. The city now has a permit process for STRs. They have divided them into two categories: Type 1 & Type 2. Type 1 STRs are owner occupied and are allowed one STR "by right" per property, regardless of the total block face percentage of STRs. Type 2 STRs are non-owner occupied, and are subject two restriction and/or approval based on the total number of current STRs on that particular block face.

@Account Closed  

We have used A-1 Engineering on a few different projects with a similar scope.  They have been very reasonably priced, and are quite responsive. Most the common engineers that work with investors, tend to be flaky and use a boiler-plate engineer's letter as @Rick Pozos described above. I've had engineer's letters range in cost from $350 - $900, depending on if we needed an associated report or plans to meet the city's requirements. You can google "A-1 Engineering, LLC" to get their contact info, or shoot me a PM.

I will reiterate what @Rick Pozos & @Ryan McLeaird said, but also want to state that just because a property is listed on the MLS doesn't mean it can't be a deal. While the MLS is primarily retail listings at market value (or above), there are deals to be found. I once offered a $100K off list price on a listing that had been on the market almost 2 years. They countered back at $90K below asking price. In this situation the owner was stuck at his price for 2 years, then he passed. His daughter inherited the property, and just wanted it gone. Often, you can glean a lot from a quick conversation with the listing agent.

Best of luck with this deal!

@Naz Hossain

In 2001 the City of San Antonio adopted the Unified Development Code (UDC).  When this occurred the City did large blanket re-zoning across the City.  This created a lot of "non-conforming" uses like you are describing.  There are two processed by which you can get the property to be compliant in the City's eyes.

1) You can apply for a non-conforming use.  There's an easy application, then the owner must provide certain proof of that use or uses for as far back as the property was re-zoned to the current zoning. This process is 100% administrative, and cost less than a couple hundred bucks, and can be approved in as little as two weeks.  There are some caveats to the "non-conforming" use designation:  You have to reapply annually, the use cannot change for more than 1 year (i.e. Casita/unit can't go vacant for more than 1 year), and the non-conforming designation does not transfer upon sale. 

2) Request a zoning change or re-zone.  This is a much longer process and can cost up to $10K.  All zoning changes are voted on by City Council, which can be a blessing or a curse depending on what the council person for that district wants the land use to be for that parcel.  Benefits to zoning change are: No annual applications, the new zoning is permanent. If the property is sold, the zoning remains the same.  This is a much cleaner and rigid what to solidify the land use for the property.  

I call or email the CoSA Planning Department about once a week.  They are pretty responsive.  I usually get a call or email back within 48 hours.  They will be able to guide you to the best option for your property(s).  

@Alan Becker @Rick Pozos

Alternatively to a re-zone the city does have a non-conforming use application and process.  If you can provide evidence that it was being used a duplex (leases & utility data help) prior to the zoning change to single-family, they will typically approve the use administratively.   If you go this route it's less costly and quicker, however you have to reapply every year, and if there is a gap of more than 1 year in the use as a duplex, the non-conforming use permit is revoked.  

That being said, get a property re-zoned can be a long and costly process.  Every zoning change requires vote from City Council, and often other stakeholders (Neighbors, Neighborhood Associations, and/or  the District Council Person), may not want the re-zone.  This annoying process can leave the property owner in a hard place. 

Best of luck with your change.  Feel free to reach out if you have other questions.  I know enough to be dangerous, but the City's BS rules never cease to amaze me.