By Conrad Vass · Renting ·
Quick answer
NSW landlords can no longer apply a blanket “no pets” policy. Tenants must use the prescribed application process, while landlords have 21 days to respond and may refuse only on specific lawful grounds. Careful screening, appropriate conditions and strata checks remain essential.
Key takeaways
- The NSW pet rental reforms commenced on 19 May 2025.
- Rental properties cannot be advertised as “no pets allowed”.
- Tenants must obtain consent using the prescribed pet application form.
- Landlords have 21 days to respond or consent is automatically granted without conditions.
- Landlords may impose reasonable pet-specific conditions but cannot demand extra rent, an increased bond or additional insurance.
- Strata approval may be required separately from the landlord’s consent.
Sydney’s rental market has changed significantly for people who keep pets and the landlords who provide their homes.
Since the NSW rental reforms commenced in May 2025, landlords can no longer rely on a blanket “no pets” position. Tenants still need consent before bringing an animal into a rental property, but requests must now be considered through a prescribed process and may only be refused for specific reasons.
For landlords, this does not mean accepting every animal without assessment. It means making a timely, evidence-based decision and establishing reasonable conditions where appropriate.
For tenants, the reforms provide greater certainty, but they do not remove responsibilities relating to consent, property care, noise, damage or strata rules.
Handled properly, a pet-friendly tenancy can meet the needs of the tenant while protecting the landlord’s asset.
How the NSW Pet Application Process Works
A tenant who wants to keep a pet must complete the prescribed NSW pet application form and provide it to the landlord or managing agent before bringing the animal into the property.
All tenants named on the residential tenancy agreement must sign the application.
The landlord then has 21 days to respond using the same form. The response must state whether consent is granted, granted subject to reasonable conditions or refused on a permitted ground.
If the landlord does not respond within the 21-day period, the pet is automatically approved without conditions.
This deadline makes reliable property management particularly important. A request cannot be left unanswered while the landlord considers the matter indefinitely.
Tenants who already had approval before the reforms commenced do not need to apply again for the same pet.
Assistance animals are treated differently. Tenants do not need to request consent to keep a qualifying assistance animal, although notifying the landlord can help avoid misunderstandings.
Can a Landlord Still Refuse a Pet?
Yes, but personal preference or a general concern about animals is not enough.
A landlord may refuse a request only where one or more of the permitted grounds genuinely apply.
These grounds include:
- the request would result in an unreasonable number of animals at the property
- the fencing is unsuitable for the particular animal
- the property does not provide sufficient open space for the animal’s reasonable needs
- the animal could not be kept humanely at the property
- it is highly probable that the animal would cause damage costing more to repair than the rental bond
- keeping the animal would breach another law, council requirement or valid by-law
- the landlord or head tenant lives in the same home
- the tenant refuses to accept reasonable conditions proposed for keeping the animal.
Four or fewer animals are considered a reasonable number for the purpose of the “number of animals” ground. This does not mean every application involving four animals must be approved. Another lawful ground may still apply, depending on the animals and the property.
The assessment must be specific. A cat in an apartment, a large outdoor dog in an unfenced yard and a bird kept in an enclosed aviary raise different practical considerations.
A refusal should explain which lawful ground applies and why it applies to that particular request.
Property Suitability Requires a Practical Assessment
The suitability of a rental property cannot be decided through a simple rule based on property type.
An apartment is not automatically unsuitable for a dog or cat. A house with a backyard is not automatically suitable.
Relevant considerations may include:
- the animal’s species, size and needs
- whether it will live primarily indoors or outdoors
- the adequacy and condition of fencing
- access to appropriate exercise and toileting
- the size and layout of the premises
- existing fixtures, finishes and flooring
- whether the animal can be kept safely and humanely
- valid council, strata or community rules.
Lack of private outdoor space will not necessarily justify refusal if the animal can reasonably live indoors, exercise elsewhere or use an appropriate indoor toileting arrangement.
Similarly, unsuitable fencing cannot be relied upon if the problem exists because the landlord has failed to maintain the fence properly.
The decision must reflect the actual animal and the actual property.
What Conditions Can a Landlord Impose?
A landlord may grant consent subject to reasonable conditions relating to the pet.
Depending on the animal and premises, reasonable conditions may include:
- requiring professional carpet cleaning at the end of the tenancy where an indoor pet makes that condition appropriate
- requiring professional fumigation at the end of the tenancy where an indoor mammal is kept
- requiring the animal to be appropriately controlled during lawful inspections, repairs or contractor access
- requiring compliance with applicable council and strata rules
- establishing reasonable arrangements for waste, common areas or outdoor enclosures.
Any condition should be proportionate, relevant to the animal and recorded in the landlord’s response to the prescribed application.
A landlord cannot require:
- an additional pet bond
- an increase in the rental bond
- higher rent as the price of approving the pet
- separate security
- pet insurance as a condition of consent
- conditions that unreasonably control the tenant’s daily use of the home.
Professional cleaning and fumigation conditions also have limits.
Carpet cleaning is appropriate only where the pet will live indoors and the condition is reasonable for both the animal and the property. Fumigation may be required only where an indoor mammal is kept.
A condition requiring professional carpet cleaning would not normally be appropriate for a goldfish, reptile or outdoor animal that never enters the carpeted areas.
Pet-Friendly Does Not Mean Risk-Free
The reforms have changed the consent process, but they have not removed the tenant’s ordinary responsibilities.
Tenants must still:
- keep the premises reasonably clean
- avoid intentionally or negligently damaging the property
- avoid causing a nuisance
- respect the peace, comfort and privacy of neighbours
- comply with reasonable conditions of consent
- leave the property in substantially the same condition as at the beginning of the tenancy, allowing for fair wear and tear.
Pet-related damage is treated in the same way as other tenant-caused damage.
If an animal stains flooring, damages doors, disturbs neighbours or creates an infestation, the tenant may be required to rectify the problem. Persistent breaches may also be addressed through the usual tenancy processes.
A landlord cannot simply withdraw consent after approving the animal. If problems arise, the behaviour, damage or breach must be managed under the tenancy agreement and applicable law.
This is where condition reports, photographs, written consent conditions and regular inspections become particularly important.
Strata Approval Is a Separate Process
Tenants living in strata properties may need approval from both the landlord and the owners corporation.
These are separate processes.
The landlord’s consent does not override the strata by-laws. Equally, strata approval does not replace the tenant’s obligation to obtain consent from the landlord.
Tenants should check the scheme’s current by-laws before bringing a pet into the building. Some schemes require formal approval, while others require notification and information about the animal.
The owners corporation may request details such as:
- the pet’s name, breed, type, age and weight
- a photograph
- vaccination records
- microchip and registration information where applicable.
Blanket by-laws prohibiting all animals are not valid in NSW. Restrictions based solely on an animal’s size, type or number will also be invalid in most circumstances.
Strata schemes may still regulate genuine issues involving unreasonable interference, noise, waste, safety and the use of common property.
An owners corporation cannot charge a resident a pet application fee or bond, require additional insurance or use administrative requirements as a disguised blanket ban.
For landlords purchasing or leasing an apartment, the practical operation of the building’s pet by-laws can influence tenant demand. The key is not whether a building describes itself as “pet-friendly”, but whether its rules are lawful, clear and workable.
The Property Management Case for Considering Pets
Landlords should not approve pets because of unverified promises of higher rent or guaranteed tenant retention.
They should consider requests because excluding all pet owners can unnecessarily reduce the available applicant pool, particularly in suburbs with a high proportion of apartment residents and long-term renters.
A well-supported pet application may include:
- the prescribed application form
- information about the animal’s age, size and temperament
- vaccination, registration and microchip details
- previous rental references
- evidence of training where relevant
- proposed arrangements for exercise, waste and periods when the tenant is away.
A “pet resume” can be useful supplementary information, but it does not replace the statutory form or alter the lawful grounds for refusal.
The strongest decision is based on property suitability, legal compliance and the overall tenancy application, not assumptions that every pet will cause damage or that every pet owner will be a superior tenant.
Inner-Sydney Considerations by Suburb
Pet suitability depends more on the individual property and building than on the suburb alone. However, the housing profile and access to nearby open space can shape how practical a particular tenancy will be.
| Suburb | Postcode | Nearby Open Space | Rental Considerations | |---|---:|---|---| | Surry Hills | 2010 | Prince Alfred Park and local pocket parks | Apartments and terraces vary widely in outdoor space. Check strata by-laws, noise transfer and the practical route to open space. | | Redfern | 2016 | Redfern Park and nearby Alexandria Park | Property types range from compact apartments to terraces. Fencing, shared yards and building rules should be assessed individually. | | Paddington | 2021 | Centennial Parklands and local reserves | Terraces may have courtyards rather than large gardens. Heritage features, fencing and internal flooring require careful consideration. | | Potts Point | 2011 | Beare Park in nearby Elizabeth Bay and local harbour-side spaces | High-density strata living makes common-property rules, lifts, noise and waste management especially relevant. | | Darlington | 2008 | Victoria Park and nearby neighbourhood parks | Compact terraces and apartments can suit many pets, but yard security, shared access and property layout remain important. |
Park access and off-leash rules vary by location and time. Tenants should check current council signage and requirements before exercising an animal.
The original suburb table referred to Metro proximity in Surry Hills and Redfern. This was incorrect. Surry Hills does not have a Sydney Metro station, while Redfern is served by Sydney Trains.
Transport access may be relevant to the tenant’s overall lifestyle, but it should not be presented as evidence that a property is suitable for a pet.
Management First: Protecting the Property and the Tenancy
Pet approval should not be treated as either an automatic risk or a casual “set and forget” decision.
At Space Property Agency, our Management First approach focuses on creating a clear framework from the beginning.
That includes:
1. Recording the request correctly
The prescribed form, response date, supporting information and conditions should be retained with the tenancy records.
2. Checking the property
Fencing, flooring, outdoor areas, common property and other relevant features should be reviewed before a decision is made.
3. Reviewing strata requirements
Where approval or notification is required, the process should begin promptly and remain separate from the landlord application.
4. Using lawful conditions
Conditions should protect the premises without imposing prohibited charges or unreasonable control over the tenant.
5. Maintaining a detailed condition report
Clear photographs and accurate records protect both parties if a dispute later arises over damage or cleanliness.
6. Inspecting professionally
Routine inspections should assess the overall condition of the premises. They should not become excessive or intrusive merely because an animal is present.
7. Addressing problems early
Noise, waste, odour or damage concerns should be documented and discussed before they become larger tenancy or neighbour disputes.
Good management provides better protection than a blanket refusal. It creates a clear record, sets reasonable expectations and allows genuine issues to be addressed through the tenancy agreement.
What Tenants Can Do to Strengthen a Pet Application
Tenants should provide complete and accurate information rather than assuming approval will be automatic.
A stronger application will usually:
- use the prescribed form
- describe the animal honestly
- include registration and microchip details where applicable
- explain how the animal will be exercised and cared for
- identify any enclosure or minor alteration required
- include previous rental or behavioural references where available
- acknowledge reasonable cleaning or fumigation conditions
- address relevant strata requirements early.
Tenants should not bring the pet into the premises while the application is still being considered unless consent has otherwise been validly provided.
Keeping an animal without consent can place the tenant in breach of the agreement.
A More Structured Approach to Pet-Friendly Renting
Pet-friendly renting in NSW is no longer governed by a simple yes-or-no preference.
The law now requires a structured assessment of the animal, the property and any reasonable conditions needed to manage the tenancy.
For landlords, the objective should be to protect the asset without excluding responsible tenants unnecessarily.
For tenants, the reforms provide a clearer pathway to keeping a pet, together with ongoing responsibilities for the animal’s behaviour and the condition of the home.
Space Property Agency helps Sydney landlords and tenants manage pet applications, strata requirements, tenancy documentation and property protection with clarity and care.
This article provides general information only and does not constitute legal advice. NSW tenancy and strata requirements may change. Landlords and tenants should check current NSW Government guidance or obtain advice for their specific circumstances.
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