San Antonio Home Repair Help 2026–27: The City's 0% Forgivable Major Rehab Loan
Updated: 3 hours ago
San Antonio's Major Rehab Forgivable Loan pays for serious home repairs through a 0% loan that's forgiven if you stay. Here is who qualifies, how to apply, and the real obligations that come with it.
AT A GLANCE
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San Antonio's Neighborhood and Housing Services Department (NHSD) runs several home repair programs for low- and moderate-income homeowners. The largest of them, the Major Rehab Forgivable Loan, is listed by the City as open. It pays for serious repairs to electrical, plumbing, heating and cooling, foundation, and windows and doors through a 0% interest loan that is forgiven over time if you stay in the home.
The program comes with real obligations. There is a lien on your home, you must move out during construction, and you pay your own temporary housing. This guide explains the program step by step from the City's own pages, so you can decide whether it fits before you apply.
San Antonio's home repair programs
NHSD's Home Repair & Lead Remediation page lists these programs:
Program | What the City says it does |
|---|---|
Under 1 Roof: Cool Roofs for High-Heat Areas | Taking Cool Roof appointments only from homeowners in an Urban Heat Island Neighborhood |
Green & Healthy Homes | Addresses lead-based paint concerns to make homes safe, energy-efficient, and sustainable |
Minor Repair Loan | Small-scale repairs for homeowners |
Major Rehab Forgivable Loan | Health, safety, code, and accessibility repairs |
Emergency Weather Home Repair Program | Help for homeowners affected by the severe weather event on August 28, 2026 |
The rest of this guide focuses on the Major Rehab Forgivable Loan, which the City lists as Program Open. For the others, contact NHSD through 3-1-1 or 210-207-6000.
What the Major Rehab Loan Pays For
The City says it offers 0% interest, forgivable loans for repairs that improve safety, health, accessibility, and code compliance. The City pays the contractor you choose directly from the loan funds. Covered repairs may include:
Electrical
Plumbing
Heating and cooling
Foundation and structural work
Windows and doors
Who Qualifies
The City lists these requirements:
Your home
You own and live in a single-family home in the City of San Antonio, in Council Districts 1 through 10 only. Check using the City's Find My Council District tool or by calling 210-207-6459.
The home has a current Homestead Exemption.
You are current on property taxes and mortgage payments.
Reverse mortgages do not qualify.
Your ownership
You have clear title to the home.
Liens or judgments are allowed only if they total less than $5,000.
Your income
Household income is at or below 80% of Area Median Income (AMI).
Insurance
You can show proof of homeowners insurance.
The City first decides whether you qualify for the loan, then inspects your home to confirm final eligibility.
2026 Income Limits (80% AMI)
The City's page lists 2026 AMI limits, updated as of June 1, 2026. These are the 80% limits that apply to this program:
Household size | 80% AMI limit |
|---|---|
1 | $56,350 |
2 | $64,400 |
3 | $72,450 |
4 | $80,500 |
5 | $86,950 |
6 | $93,400 |
7 | $99,850 |
8 | $106,300 |
The City says both total household income and the number of people in the home are used to decide eligibility.
How the Loan Is Forgiven
The City explains that as long as you live in the home, you make no payments. Each year a portion of the loan is forgiven automatically, and if you stay for the full term, the loan may be forgiven completely. The term depends on how much is invested:
Amount invested | Length of term |
|---|---|
$0 to $50,000 | 10 years |
Over $50,001 | 15 years |
Reconstruction | 20 years |
The catch: the City says that if you move, rent, or sell the home during the program, you will owe the City the remaining balance plus interest. A Deed of Trust and Restrictive Covenant are filed with Bexar County and stay on the property until the loan is paid off. Only apply if you plan to stay in the home for the full term.
If you move, rent, or sell the home during the program, you will owe the City the remaining balance plus interest.
How to apply: four steps
Submit the Home Rehab Loan Interest Form. It is linked from the City's program page. The City says you must create a new account and cannot use an old one. Answer every household question. After review, NHSD emails you with next steps. The City notes that submitting the form does not guarantee eligibility, selection, or loan approval.
Schedule an appointment. There are no walk-ins. If you meet the initial requirements, the City sends a scheduling link. Appointments are at City Tower, 100 West Houston, Concourse Level, San Antonio, TX 78205. Bring a valid ID for security.
Bring your documents (listed below).
Application. Staff help submit the Home Rehab Loan Application only once every required document is in. All applications then go through a review.
Before you call
From the City's list:
☐ ID and Social Security: a current government-issued ID for everyone living in the home, and Social Security cards for everyone, including children
☐ Insurance: your homeowners insurance declaration page
☐ Property taxes: proof that payments are current if you are on a tax deferral or payment plan
☐ Mortgage: your most recent mortgage statement, if you have one
☐ Income, whichever apply: the last 3 consecutive months of pay stubs; the last 2 years of tax returns if self-employed; and current 2026 award letters for Social Security, SSI, retirement benefits, child support, alimony, or TANF
☐ Bank statements: the 3 most recent consecutive monthly statements
☐ Retirement accounts: your most recent statement
Timeline and What Construction Means for You
Application to loan signing: typically 4 to 8 months, according to the City. The loan isn't final until all agreements are signed and the restrictive covenants are filed with Bexar County.
Before work: a City inspector visits to decide what work is needed and what it will cost. You choose a contractor, and staff coordinate the scope of work and bid.
Construction: typically 4 to 8 months. Everyone in the home must move out for the whole period. The program provides a portable storage container and a small moving allowance, but no rental or relocation assistance.
After: a one-year warranty, during which you contact your contractor about problems with the work.
The City also warns that delays in providing requested documents can delay your project or get you removed from the program.
The Smaller Option: Minor Repair Loan
The City's Minor Repair Loan page describes a sibling program for smaller projects under $25,000, such as accessible bathrooms, ramps, plumbing, electrical work, non-working utilities, broken windows, and damaged doors. It uses the same 80% AMI limits, the same rules on homestead, taxes, title, and insurance, the same interest form, and the same appointment process. The main differences the City lists:
Feature | Minor Repair Loan | Major Rehab Loan |
|---|---|---|
Size | Under $25,000 | Larger projects, term set by amount |
Restrictive covenant | 5 years | 10, 15, or 20 years |
Construction time | Typically 1 to 6 weeks | Typically 4 to 8 months |
Moving out | May be able to stay, depending on the work | Everyone must move out |
Excluded costs | Environmental, lead remediation, administrative soft costs | Not listed |
The Minor Repair Loan page does not show a "Program Open" label the way the Major Rehab page does, so ask NHSD whether it is taking applications.
If You Are Denied or Removed
The City's page does not describe a formal appeal. Practical steps:
Ask which requirement was not met. Call NHSD at 210-207-6459.
Taxes or mortgage behind: get current, or bring proof of a current deferral or payment plan, then ask about reapplying.
Title problems: if liens or judgments total $5,000 or more, you will need to resolve them first.
No homestead exemption: get an active homestead exemption on the home, then reapply.
Outside Districts 1–10 or over income: ask NHSD whether another program on its repair page fits, such as Green & Healthy Homes for lead concerns.
Removed for missing documents: ask what is missing and whether your file can be reopened.
Is This the Right Program for You?
The Major Rehab loan is meant for large repairs to a home you plan to keep. It is likely a poor fit if you:
Plan to sell or move within the next 10 to 20 years
Have nowhere to stay for 4 to 8 months during construction
Need a fast fix for a single small problem. The Minor Repair Loan may fit better.
WHAT TO DO THIS WEEK
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More help in San Antonio
See our San Antonio financial help guides for utility, rent, food, and benefits help in one place.
Related guides
Official sources
Program status and income limits change. Before you apply, confirm the current details with NHSD at 210-207-6459.
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