What to do today
If you want a pet in a NSW private rental (or your request was ignored, refused, or loaded with conditions):
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Download the official form and read the rules page. Start with Keeping a pet in a rental property (updated 19 May 2025) and the Form to apply to keep a pet at a rental property.
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Complete Part A before the animal arrives. Fill in the Pet Application Form Part A for the animal you want. Every tenant named on the residential tenancy agreement must sign. Give the form to the landlord or agent the way your agreement allows, and keep a dated copy. An unsigned co-tenant form is not a valid application, so the 21-day clock does not start.
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Diary the 21-day response clock. NSW Fair Trading says the landlord has 21 days to respond on Part B. The clock starts the day after the form is given. Count every day, including weekends and public holidays. If you posted the form, add 7 working days for delivery before that clock starts. Put the end date in your calendar.
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Read what happens at day 21.
- Written consent on Part B: you may keep the pet on any reasonable conditions listed. Keep that completed form with the lease.
- No response at all: the pet is approved without conditions.
- Refusal or conditions you dispute: the landlord must use a listed reason and explain why it applies, or list reasonable conditions. Talk first, then ask NSW Fair Trading for help. If it is still unresolved, apply to NCAT within 28 days of receiving the response (unless NCAT extends time).
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Budget for NCAT if you need the tribunal. Residential proceedings are not free. As at 1 July 2026, the standard fee is $64 and the reduced fee is $16. Confirm live amounts on the NCAT fees page before you lodge.
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Do not move the pet in first and ask later. Keeping a pet without consent can breach the agreement. Assistance animals are different: you do not need pet consent, but you should notify the landlord and may need to show accreditation or training information (not private medical records).
Worked example
Alex wants a desexed indoor cat in a Sydney flat. On Monday Alex emails the agent the completed Part A signed by both co-tenants, plus a vet reference, and keeps the sent email. The 21-day clock starts Tuesday.
If the agent returns Part B approving the cat, Alex brings the cat in and keeps that form. If the agent never replies by the end of day 21, Fair Trading's rule means the cat is approved without conditions. If on day 10 the agent refuses only with "no pets" and no listed reason, Alex writes back asking for a lawful Part B reason, contacts Fair Trading, and diaries the 28-day NCAT clock from the response date. If the agent posts a response, Alex allows postal time when counting that 28 days.
Listed refusal reasons (summary)
A landlord can refuse only for reasons set out in the rules. In short, those cover an unreasonable number of animals (more than four is the starting point for that ground), unsuitable fencing (not where the landlord left fencing unrepaired, and not for pets kept in enclosures or indoors on a leash or in a carrier), not enough open space for toileting, outdoor living, or exercise (with carve-outs if the pet toileting or exercises indoors or off-site), the property cannot humanely house the animal, it is highly probable the pet will cause damage beyond the bond, other laws or valid by-laws block the animal (a blanket pet ban by-law is invalid), the landlord lives in the same rental home, or you did not agree to reasonable conditions discussed in good faith. They must explain why the reason applies. Allergy or religion alone is not enough unless they live in the same home.
Reasonable conditions (and what is banned)
Reasonable conditions can be added to the agreement and must be about keeping the animal at the property (for example outdoor-only for animals not usually kept indoors, professional carpet cleaning at the end if the pet lives indoors and that fits the animal and property, or professional fumigation at the end for an indoor mammal). Conditions that interfere with quiet enjoyment, or that demand a pet bond, rent increase, extra security, or insurance, are not allowed.
Strata, advertising, and already-approved pets
In strata, you may also need separate owners corporation approval if the by-laws require it. Apply to strata and to the landlord in parallel so you are not waiting twice. Blanket "no pets" by-laws are invalid in NSW. Landlords and agents must not advertise a property as "no pets", but that does not mean your pet is automatically allowed. You still need consent (or deemed consent) before move-in. If the landlord already consented to a pet (including before 19 May 2025), you do not need to re-apply. Ask for written confirmation if consent was only verbal.
Purpose-built student accommodation (side note)
Purpose-built student accommodation (high-density communal housing for students at a NSW education institution) has a different pet path. Students can still request a pet, but the landlord can refuse without needing one of the listed reasons. If that is your housing type, read the Fair Trading pets page and get advice before relying on the ordinary 21-day deemed-consent rules.
Where to get help
NSW Fair Trading: 13 32 20 (Mon to Fri, 8:30am to 5pm)
Keeping a pet in a rental property
Pet application form
NCAT: 1300 006 228 · Apply online · Fees
Tenants' Union of NSW: Pets factsheet · local Tenants Advice and Advocacy Service via the Tenants' Union site