Virtual staging disclosure rules, place by place

At a glance

California: AB 723 and CRMLS

Since January 1, 2026, Business and Professions Code §10140.8 requires a broker or salesperson who uses a digitally altered image to advertise a sale to include a statement that the image was altered, and a link, URL or QR code to a public website that shows the original, clearly identified. The statement must say the originals can be seen there, and it “shall be reasonably conspicuous and located on or adjacent to the image.” On websites the agent controls, the original must be posted too, or linked.

It counts as altered when software or AI adds, removes or changes things such as furniture, fixtures, flooring, walls, paint, landscaping, the façade, views through windows, utility poles or neighbouring homes. Lighting, sharpening, white balance, colour correction, cropping, straightening and exposure edits don’t count, as long as they don’t change how the property is represented. The DRE’s March 2026 advisory adds that using an AI tool doesn’t excuse a violation.

CRMLS (Rule 11.5.2, also from January 1, 2026) asks for the original to be uploaded immediately before or after the altered photo, and a label in the photo’s description such as “Virtually Staged”, “Digitally Altered”, “Photo Modified” or “AI Altered”. It doesn’t allow changes to the property itself, like flooring, walls, paint or the façade, unless the home will match by closing, or to things outside it, like views or utility poles.

Next: AB 2025, signed September 27, 2026, brings similar rules to anyone advertising a rental, from January 1, 2027.

Wisconsin: Act 69 and Metro MLS

2025 Wisconsin Act 69 adds this to the licensing law: “A licensee shall in all advertising disclose if the advertising has been altered or modified using technology, including artificial intelligence.” It takes effect January 1, 2027. It doesn’t set any wording or require the original to be posted.

Metro MLS already requires more in 2026: the primary photo must be an unaltered original, each original goes immediately before its altered version, altered photos carry the Flexmls watermark, and public remarks include “Photos are Digitally Altered”. Brightness, contrast, colour, cropping and sharpening don’t count as alterations. Metro MLS has announced fines of $10 per altered photo without the watermark, and $10 a day while an altered photo is the primary one.

Québec: the OACIQ

The OACIQ’s advertising guideline (section 6.3.1, updated June 17, 2026) asks brokers to include a clear, visible notice when an image is generated or changed with AI, such as « Image générée par l’intelligence artificielle » (“Image generated by artificial intelligence”). Its examples include adding furniture, changing the season or the lighting, virtual staging, and renderings of projects not yet built.

Brokers must disclose any AI change, keep what explains it on file, including the original photos, and make the originals available on request. They must also follow the listing platform’s own rules. Using AI to hide defects, alter the structure or misrepresent a property isn’t allowed. We didn’t find a public Centris rule on altered photos; check with your agency.

Ontario: TRREB, PropTx and RECO

PropTx, which runs TRREB’s MLS, bars digitally altered, AI-created or AI-enhanced images and digital staging that don’t accurately depict the property (MLS Rule 5.01(a), in force since December 2, 2024). TRESA, section 37, says: “No registrant shall make false, misleading or deceptive statements in any advertisement.”

Enforcement is real: in April 2026, RECO fined two agents $5,000 each over a listing photo edited to remove hydro towers without disclosure. Ontario sets no label wording, so label staged photos clearly and keep the original available.

Elsewhere in Canada

The REALTOR® Code (Article 13) requires advertising to accurately reflect the property, and CREA says AI doesn’t change REALTORS®’ responsibilities. There’s no national rule on altered photos; local boards and provincial regulators set the specifics.

Elsewhere in the US

• NAR: the Code of Ethics (Standard of Practice 12-10) requires a true picture in images. It doesn’t require a label.
• Bright MLS: staging is allowed if it gives a true picture and is disclosed in both private and public remarks. Removing power lines, water towers or roads isn’t.
• Stellar MLS: “Virtually staged” in the photo description, the staged box ticked, and public remarks starting “One or more photo(s) was virtually staged.”
• New York: the Department of State warns that AI listing images can be deceptive advertising, and a disclosure bill is in committee.

A safe practice everywhere

• Label every altered photo on or next to the image, in the listing’s language: “Virtually staged” or “Digitally altered”, and in Québec a notice such as « Image générée par l’intelligence artificielle ».
• Keep the original easy to see: upload it next to the altered photo, and link to it.
• Say it in the remarks too.
• Change only furniture and décor. Don’t hide defects, change views, remove power lines or alter the structure.
• Check every AI result before you publish.
• Confirm your board’s exact wording with your broker of record.

How Renderlii helps

Every Renderlii export comes with a label printed on the photo (“Virtually staged”, “Digitally altered · Twilight” or « Image modifiée virtuellement »), a short link to a public page with the original, a before-and-after pair, and disclosure text for your remarks, with templates for REALTOR.ca, Centris, TRREB, CRMLS, Metro MLS and general US use. Edits to walls, windows, floors, views and defects are blocked. The templates are a starting point; your board’s rules decide the final wording.

Questions