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Virtual Staging Disclosure Wording, by MLS

Pick the province or state and the MLS your listing is on. You get the words to label a virtually staged photo, where they go — on the photo, in the photo description, in the public remarks or in a checkbox — whether the unstaged original has to sit beside it, whether words on the photo are allowed, and the rule it all comes from, quoted.

Every wording and rule here is copied from our published guides, which quote the rulebooks and say what we could not verify. It is not legal advice, and rules change: your MLS handbook and your broker are the final word.

1. Where is the listing?

Pick the province or state.

Canada

United States

Pick a province or state to see the wording, where it goes and the rule behind it.

Every market at a glance

20 rulebooks and regulators across 10 markets. Tap one to see the full answer above, with the rule quoted and the wording ready to copy.

Ontario

PropTx MLS®

Label
No label required by the MLS rules“Virtually staged”
Where
On the photo itself, Photo caption
Original
No pairing rule
On the photo
No rule against a plain label
Rule
rule 5.01(a)
Full answerRead the guide

British Columbia

BCFSA guideline (the regulator)

Label
Regulator guidance: label it“Virtually staged”
Where
On the photo itself, Listing description
Original
No pairing rule
On the photo
Not addressed by this rule
Rule
part 1, "Advertising Considerations"
Full answerRead the guide

Alberta

Alberta MLS® rules (all ten boards)

Label
Label required“Some photos are virtually staged.”
Where
Public remarks
Original
No pairing rule
On the photo
Restricted: ask your MLS before adding text
Rule
2.04 g
Full answerRead the guide

Quebec

OACIQ guideline (the regulator)

Label
Label required“Image générée par l'intelligence artificielle” and “Image generated by artificial intelligence”
Where
On the photo itself, Photo caption
Original
Keep it on file; not required beside the photo
On the photo
Allowed
Rule
6.3.1
Full answerRead the guide

Rest of Canada

Rulebooks we have not read

Label
Not verified: we have not read this rulebook“Virtually staged”
Where
Check your board's rulebook
Original
Not verified
On the photo
Not verified
Full answerRead the guide

California

CRMLS

Label
Label required“Virtually Staged”
Where
Photo description field
Original
Required, right next to the staged photo
On the photo
Not required: the label goes in the listing fields
Rule
rule 11.5.2
Full answerRead the guide

The MLS™/CLAW (Los Angeles)

Label
Label required“Digitally Altered”
Where
The rule does not say where
Original
A link to the original is required; no pair
On the photo
No rule against a plain label
Rule
rule 11.5.1
Full answerRead the guide

New York

Upstate: the New York State Alliance of MLSs

Label
Label required“Virtually Staged.”
Where
On the photo itself
Original
Required, right next to the staged photo
On the photo
Required on the photo
Rule
Section 1.2, item 3 (Photos)
Full answerRead the guide

New York City: REBNY's RLS

Label
No label required by the MLS rules“Virtually staged”
Where
Photo description field, Public remarks
Original
No pairing rule
On the photo
Restricted: ask your MLS before adding text
Rule
19 NYCRR 175.25(c)(9)
Full answerRead the guide

Long Island and the Hudson Valley: OneKey® MLS

Label
Not verified: we have not read this rulebook“Virtually staged”
Where
Photo description field, Public remarks
Original
Not verified
On the photo
Not verified
Rule
section 307, Accurate Images and Attachments
Full answerRead the guide

Florida

Stellar MLS

Label
Label required“Virtually staged” and “One or more photo(s) was virtually staged.”
Where
Photo description field, Checkbox or pick list, Public remarks
Original
No pairing rule
On the photo
Banned: no words on the photo
Rule
Article 04.04, Disclosure Requirements
Full answerRead the guide

SEFMLS (Miami)

Label
No label required by the MLS rules“Virtually staged”
Where
Photo description field, Public remarks
Original
No pairing rule
On the photo
Banned: no words on the photo
Rule
rule 15.1.12
Full answerRead the guide

BeachesMLS

Label
Label required“Virtually staged”
Where
Public remarks, Photo description field
Original
No pairing rule
On the photo
Banned: no words on the photo
Rule
section 3.2.2
Full answerRead the guide

realMLS (Northeast Florida)

Label
Label required“Virtually staged”
Where
Public remarks, Photo caption
Original
Required in the listing; the rule does not say where
On the photo
Restricted: ask your MLS before adding text
Rule
Section 1.2.0
Full answerRead the guide

Texas

HAR (Houston)

Label
Label required“Virtually staged”
Where
Photo description field
Original
Only when the property itself is altered
On the photo
Not required: the label goes in the listing fields
Rule
Rule 1.25.1
Full answerRead the guide

NTREIS (Dallas–Fort Worth)

Label
No label required by the MLS rules“Virtually staged”
Where
Photo description field
Original
No pairing rule
On the photo
Restricted: ask your MLS before adding text
Rule
rule 7.30
Full answerRead the guide

Unlock MLS (Austin)

Label
No label required by the MLS rules“Virtually staged”
Where
Photo description field
Original
Required in the listing; the rule does not say where
On the photo
Restricted: ask your MLS before adding text
Rule
Rule 2.15, Digital Images
Full answerRead the guide

SABOR (San Antonio)

Label
Label required
Where
Checkbox or pick list
Original
No pairing rule
On the photo
Not required: the label goes in the listing fields
Rule
section 1.2(b)
Full answerRead the guide

Washington

NWMLS (most of the state)

Label
Not verified: we have not read this rulebook“virtually staged”
Where
Photo description field
Original
Not verified
On the photo
Not verified
Rule
Rule 105(d) (reported, not verified)
Full answerRead the guide

Spokane MLS

Label
No label required by the MLS rules“Virtually staged”
Where
Photo description field
Original
No pairing rule
On the photo
Not addressed by this rule
Rule
form RE-620-400
Full answerRead the guide

Staging with AI Flip Room?

Some MLSs ban text on listing photos, so check before you add a badge.

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Questions about disclosure wording

What wording should a virtual staging disclosure use?

The words your MLS names, where it names any. Upstate New York's Alliance MLSs require the overlay “Virtually Staged.” on the photo. Florida's Stellar MLS wants “Virtually staged” in the photo description and public remarks that open with “One or more photo(s) was virtually staged.” CRMLS in California lists “Photo Modified”, “Virtually Staged”, “Digitally Altered” or “AI Altered”. Quebec's OACIQ gives “Image generated by artificial intelligence” as its example. Where no wording is prescribed, “Virtually staged” is enough for a badge or a caption.

Can I put “Virtually staged” on the listing photo itself?

Only where your MLS allows it. Upstate New York's Alliance MLSs require the label on the photo. Florida's Stellar MLS, SEFMLS and BeachesMLS ban text on listing photos. Alberta's rule 2.04 b bars any message other than “Sample Photo”, so the disclosure goes in the public remarks. In Texas, NTREIS bans embellishments and Unlock MLS may remove stamped text. Check your MLS before you add a badge.

Do I have to show the unstaged original next to the staged photo?

Only where the rulebook says so. CRMLS in California wants it immediately before or after the staged photo; the upstate New York Alliance MLSs, directly before it; Austin's Unlock MLS, “a non-virtually staged image of the same view”; realMLS in Northeast Florida, submitted with the listing, without saying where. Ontario, British Columbia, Alberta and Stellar MLS have no pairing rule. Keep the original everywhere; it is your answer if a buyer asks.

Does a label make any edit acceptable?

No. A label says that a photo was edited, not what changed. Furnish freely; never touch windows, walls, ceilings, floors, fixtures, damage or the view.

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