Pets in Rentals NSW: Pet Application Guide

Pets in rentals in NSW are allowed with the landlord’s consent, and since 19 May 2025 a landlord can only say no for a reason the law lists. However, tenants still have to go through an application process, and strata buildings can add a second approval layer. This article is here to guide landlords and tenants through the process so everyone knows exactly what to expect.

Can Tenants Have Pets in a Rental in NSW?

The answer is yes, but only with the landlord’s consent, requested formally in writing. Keeping a pet without consent breaches the tenancy agreement, except for assistance animals and applications under the seven-day move-in rule.

Under section 73B of the Residential Tenancies Act 2010 (NSW), a tenant needs the landlord’s consent for every kind of pet, from dogs to fish. The rules apply retroactively to cover all residential tenancy contracts in NSW. Assistance animals don’t need consent, but SRG still recommends that tenants disclose them to their landlords.

Purpose-built student accommodation is treated differently. The landlord can refuse a pet there without giving a specific reason.

How Do You Fill In the NSW Pet Application Form?

Download the official form here: Form to apply to keep a pet in a rental property.

A tenant can lodge it at any time during a tenancy, or before signing a new lease.

To make sure the application is complete:

• Fill in Part A with details about the animal. If it’s a dog or cat the tenant already has, include its microchip number.
• Get every tenant on the lease to sign.
• Hand it to the landlord or agent, and keep a copy for the tenant’s records.
• Add anything that helps, like a photo of the pet or its training and vaccination history.

If the tenant rents with SRG, they can email the completed form to support@sydneyrealtygroup.com.au and SRG will pass it on to the landlord.

SRG’s advice to tenants, whether they rent with SRG or elsewhere, is to raise a possible pet before the lease starts. In SRG’s experience, most landlords are open to the idea.

What Is the Seven Day Move In Rule?

The seven-day move-in rule, from 2 October 2026, lets a new tenant keep a pet while the landlord decides, if they apply within seven days of signing.

These timeframes come from the rental law changes that started on 2 October 2026:

• The tenant must apply within seven days of entering the agreement. The pet can stay while the landlord prepares a written response.
• If the landlord refuses, the pet can stay for 21 days after the tenant receives the response.
• If the tenant applies to the NSW Civil and Administrative Tribunal (NCAT) within 21 days of the refusal, the pet can stay until the Tribunal decides. If the application is dismissed or withdrawn, the tenant has a further 21 days to remove the pet.
• If the tenant misses the seven-day window, they will need official consent before the pet moves in.

At the end of the day, honesty is the best policy. While the seven-day rule is here to help with sudden changes in a tenant’s living circumstances, it does drop unexpected expectations on the landlord. So if a tenant has a pet, it’s best to let the landlord and agent know on the application form.

How Long Does a Landlord Have to Respond?

Landlords must respond in writing within 21 days of receiving a pet application. If no response is made, the pet is presumed approved, with no conditions attached.

This deadline comes from section 73D of the Residential Tenancies Act 2010 (NSW). For landlords, it’s important to remember that the 21 days start the day after the application is received from the tenant, and that weekends and public holidays count as well. The only variation is for posted forms, where seven working days are added for delivery before the clock starts.

However, if the form isn’t signed by every tenant on the lease, the application isn’t valid. The tenant will need to lodge it again, and the 21 days only start once a fully signed form is received.

Fair Trading advises landlords to use this time to discuss the request with the tenant, including any conditions, before responding in Part B.

When Can a Landlord Refuse a Pet in NSW?

Landlords can refuse a pet on six grounds in section 73F of the Residential Tenancies Act 2010 (NSW), including likely damage above the bond, unsuitable premises and strata by-law breaches.

Fair Trading’s guidance explains when each ground can be relied on and each refusal must name the ground in Part B of the form and explain why it applies

What Conditions Can a Landlord Set on a Pet?

Reasonable conditions can be attached to pet consent, such as professional carpet cleaning or fumigation when the tenant vacates, provided each relates only to keeping the animal.

Section 73E of the Residential Tenancies Act 2010 (NSW) names three conditions that are reasonable in the right circumstances:

• keeping the animal outside, for a type not normally kept indoors, such as chickens
• professional carpet cleaning when the tenant vacates, if the animal lives indoors and cleaning suits the animal and property
• professional fumigation when the tenant vacates, for a mammal that lives indoors

Landlords can set other reasonable conditions too, as long as they relate only to keeping the animal at the property.  If you have a pet, we recommend you add agreed consents to your end of lease cleaning checklist when vacating the property so it's one less thing to worry about.

Pets in Strata NSW: The Owners Corporation’s Role

If the building’s by-laws require it, a tenant needs strata approval as well as the landlord’s consent. The two applications are separate, and strata can’t simply ban pets.

Since 25 August 2021, section 137B of the Strata Schemes Management Act 2015 (NSW) has stopped by-laws from unreasonably banning pets. The owners corporation can only refuse an animal that causes unreasonable interference, such as constant noise, attacking residents or repeatedly damaging common property.

A valid strata by-law that prohibits a particular animal is also one of the grounds a landlord can rely on to refuse. SRG’s property managers regularly receive building notices about pets on common property, such as barking or dogs off-lead. Repeated by-law breaches can lead strata to apply to NCAT to have a pet removed.

Landlords and tenants should both check the building by-laws, and Fair Trading’s pets in strata guidance, before an application goes in.

Pet Application Disputes and NCAT

A tenant can apply to NCAT within 28 days of the response to challenge a refusal or condition. The Tribunal must dismiss it if the grounds or condition are valid.

Both sides should talk first. Landlords put themselves in a stronger position when Part B names the ground, explains clearly why it applies and shows any conditions were discussed in good faith. Fair Trading’s guidance on resolving residential tenancy disputes explains its free complaint service. Applications are made through NCAT online.