Do I need to disclose virtually staged listing photos?

Yes. Virtually all MLS boards and NAR ethics guidelines require clear disclosure when listing photos have been digitally altered to add furniture or decor. In California, AB 723 (effective January 1, 2026) makes disclosure a statutory requirement with specific rules about watermarks and original photo access.

What does California AB 723 require for virtual staging?

AB 723 requires three things: (1) a conspicuous on-image statement that the photo has been altered, (2) a link, URL, or QR code to a publicly accessible unaltered original, and (3) on websites you control, the unaltered version must appear in the posting or be linked from it. This applies to brokers, agents, and anyone acting on their behalf.

What watermark text should I use on staged photos?

"Virtually Staged" is the most widely accepted watermark text. Place it in a legible font in a lower corner at a minimum of 3% of image height. Some MLS boards accept variations like "Digitally Altered" or "AI-Generated Rendering."

Can I virtually stage structural elements like flooring or countertops?

No. MLS compliance rules universally prohibit adding, removing, or altering structural elements. Virtual staging should only include furniture, decor, and accessories. If you want to show renovation potential, frame it explicitly as a "renovation concept" and disclose accordingly.

What are the penalties for non-disclosure?

Consequences range from warning letters and mandatory photo removal to fines ($100–$5,000 depending on MLS board), ethics reviews, and in states with statutory requirements like California, potential license complaints and civil liability. The most common triggers are missing on-image labels and condition-altering edits.

Is this generator a substitute for legal advice?

No. This tool generates template language based on publicly available MLS policies and NAR guidelines. Always verify current requirements with your specific MLS board and, where applicable, your state real estate commission or attorney.

Free tool · Agents

MLS virtual staging disclosure generator

Generate MLS-compliant disclosure text for virtually staged listing photos. Covers California AB 723, NAR guidelines, and local MLS board requirements — copy, paste, and list with confidence.

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Your listing details

Select your state and listing info to generate MLS-compliant disclosure text.

State

Number of staged photos

Include recommendation for public originals pageRequired in California (AB 723); recommended everywhere

State lawCalifornia

California AB 723 (effective Jan 1, 2026): every digitally altered listing image must carry a conspicuous on-image statement, plus a link/URL/QR code to the unaltered original. Applies to brokers, agents, and anyone acting on their behalf.

Generated disclosure

Copy these directly into your listing. Always verify with your local MLS board.

Listing remarks / description

This listing includes 6 virtually staged photos. These images have been digitally altered to display furniture and/or decor and do not represent the current physical condition of the property. All virtually staged images are clearly marked. Original unaltered photos are available upon request. Per California AB 723, unaltered originals are linked alongside each staged image.

Photo caption

Virtually Staged — furniture and decor shown are not included with the property.

Image watermark text

Virtually Staged

Compliance checklist

Add a visible "Virtually Staged" watermark on every staged photoRequired
Include virtual staging disclosure in listing remarks/descriptionRequired
Retain original unaltered photos for the listing period + 3-4 yearsRequired
Set photo captions/type field to "Virtually Staged" if your MLS has oneRequired
Stage only furniture and decor — never alter structural elements, flooring, or conditionRequired
Upload the unaltered photo immediately before each staged version (first photo must be original)Required
Include a link, URL, or QR code to publicly accessible unaltered originals (AB 723)Required
On your own website, show the unaltered version in the posting or link to itRequired
Prepare a public page with original photos (recommended even where not legally required)
Brief agents and showing team to explain virtual staging to potential buyers

This tool generates template language based on publicly available MLS policies and NAR guidelines. It is not legal advice. Always verify current requirements with your MLS board and, where applicable, your state real estate commission.

Example: California AB 723 disclosure

For a California listing with 6 virtually staged photos, the generator produces the following MLS-compliant listing remarks:

This listing includes 6 virtually staged photos. These images have been digitally altered to display furniture and/or decor and do not represent the current physical condition of the property. All virtually staged images are clearly marked. Original unaltered photos are available upon request. Per California AB 723, unaltered originals are linked alongside each staged image.

Each staged photo should carry a visible “Virtually Staged” watermark and a caption reading: “Virtually Staged — furniture and decor shown are not included with the property.”

The compliance checklist includes 8 required items for California (AB 723 statutory level) and 2 recommended best-practice items. Select your state above to see jurisdiction-specific guidance.

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Frequently asked questions

Do I need to disclose virtually staged listing photos?: Yes. Virtually all MLS boards and NAR ethics guidelines require clear disclosure when listing photos have been digitally altered to add furniture or decor. In California, AB 723 (effective January 1, 2026) makes disclosure a statutory requirement with specific rules about watermarks and original photo access.
What does California AB 723 require for virtual staging?: AB 723 requires three things: (1) a conspicuous on-image statement that the photo has been altered, (2) a link, URL, or QR code to a publicly accessible unaltered original, and (3) on websites you control, the unaltered version must appear in the posting or be linked from it. This applies to brokers, agents, and anyone acting on their behalf.
What watermark text should I use on staged photos?: "Virtually Staged" is the most widely accepted watermark text. Place it in a legible font in a lower corner at a minimum of 3% of image height. Some MLS boards accept variations like "Digitally Altered" or "AI-Generated Rendering."
Can I virtually stage structural elements like flooring or countertops?: No. MLS compliance rules universally prohibit adding, removing, or altering structural elements. Virtual staging should only include furniture, decor, and accessories. If you want to show renovation potential, frame it explicitly as a "renovation concept" and disclose accordingly.
What are the penalties for non-disclosure?: Consequences range from warning letters and mandatory photo removal to fines ($100–$5,000 depending on MLS board), ethics reviews, and in states with statutory requirements like California, potential license complaints and civil liability. The most common triggers are missing on-image labels and condition-altering edits.
Is this generator a substitute for legal advice?: No. This tool generates template language based on publicly available MLS policies and NAR guidelines. Always verify current requirements with your specific MLS board and, where applicable, your state real estate commission or attorney.