Guide · Disclosure · updated October 2026
Virtual staging disclaimer: what to write and where
The disclaimer itself is short. Where it goes is what trips agents up: some MLSs want words on the photo, others ban any words on photos, and California law wants a statement next to the image plus access to the original. Below is the wording to copy for each place a staged photo appears, with the rule that decides it.
The wording, place by place
On the photo itself (a label)
Virtually staged
“Digitally altered” works too, and covers removals. California's AB 723 wants the statement on or next to the image. Not on Stellar MLS, which allows no words on photos, or ARMLS, which allows only its own Digitally Altered watermark.
The MLS photo description or caption
Virtually staged
Stellar MLS: required in each staged photo's description. CRMLS: label the altered image in the photo description field. HAR (Houston): clearly indicate in the photo description that the image is virtually staged. SABOR (San Antonio): pick “virtually staged” in the photo description list. Bay East: the Label option (“altered”, “digitally altered” or “AI altered”).
The public remarks
One or more photo(s) was virtually staged.
Stellar MLS: the remarks must start with exactly these words. Elsewhere it is a good habit, not a rule.
Next to the photo on your website, a portal or a flyer (California)
Virtually staged (digitally altered image). Original photo: [link]
AB 723: a statement on or next to the image, and access to the original through a link, URL or QR code when it isn't shown alongside. (Suggested wording, not a board's own.)
Social posts and ads
Photos virtually staged.
In the caption, with the label on the image too. NAR's Code of Ethics (Article 12) asks REALTORS® for a “true picture” in advertising; in Arizona, the licensee advertising rule bans “misleading or ambiguous impressions”. (Suggested wording, not a board's own.)
By board and state
- Stellar MLS (Central Florida): no words on photos; “Virtually staged” in each staged photo's description, the virtually staged field ticked, and the remarks starting with “One or more photo(s) was virtually staged.” The Stellar checklist.
- ARMLS (Phoenix area): the Flexmls Digitally Altered watermark on each altered photo and the original directly before or after it; one watermark per photo, and $200 fines from December 2026. The ARMLS rule.
- California (AB 723): a statement on or next to the image and access to the original. CRMLS wants the label in the photo description and the original immediately before or after; Bay East uses a Label option. The AB 723 checklist.
- Texas: HAR (Houston) and SABOR (San Antonio) limit staging to furnishings and wall décor and want it marked in the photo description (on SABOR, the “virtually staged” pick-list option); HAR adds a watermark and the unaltered photo next to any photo that changes the property itself. The Texas rules, NTREIS included.
- More boards: Bright MLS, MRED, Canopy MLS, FMLS, SmartMLS, MLS Now, NorthstarMLS and REcolorado each have their own rule, some with the label on the photo, some in a field or the remarks. Virtual staging rules by MLS.
- Wisconsin (from January 1, 2027): 2025 Act 69 requires licensees to disclose in all advertising altered with technology, AI included, to add, remove or change elements of the property “that creates a false or misleading impression of the property”. It doesn't say how or where, so label each staged photo and note it in the remarks. New York and New Jersey have bills. Virtual staging laws by state.
- Everywhere: NAR's Code of Ethics asks REALTORS® to present a “true picture” in their advertising, online images included. Check your own board's rule before you upload; the listing agent and broker stay responsible whoever edited the photos.
What needs a disclaimer
- Yes: virtual staging (furniture and décor added), decluttering or removing items, and changes to paint, flooring or other finishes.
- No: brightness, color and cropping adjustments that don't change what is in the photo; AB 723 and ARMLS both list edits like these as not covered.
How ORVIONIS helps
Every Virtual Staging order comes with what each place needs: clean versions with no words or logo for boards like Stellar MLS and ARMLS, copies labeled “Virtually staged” for ads, social posts and flyers, a public page with the original photo plus a QR code to it, and the disclosure line ready to paste. Pricing: $15 a room, or $49 for a whole listing (up to 5 rooms + the MLS description), $99 for 10. Your first photo is free.
Questions
Do I have to disclose virtual staging?
In California, yes: AB 723 has required it for digitally altered listing photos since January 1, 2026, and Wisconsin's Act 69 adds a disclosure rule for advertising altered with technology from January 1, 2027. Elsewhere your MLS usually does: Stellar MLS, ARMLS, CRMLS, HAR and SABOR all have written rules for it. And NAR's Code of Ethics asks REALTORS® to present a true picture in their advertising.
What's the difference between “virtually staged” and “digitally altered”?
“Virtually staged” says furniture or décor was added. “Digitally altered” is broader and also covers things removed or changed. ARMLS uses “Digitally Altered” for all of it, and AB 723 speaks of digitally altered images. Use the term your board uses.
Can I put the disclaimer only in the remarks?
Not on Stellar MLS, which wants it in each staged photo's description, the virtually staged field and the remarks, or on ARMLS, which wants its watermark on the photo. Elsewhere, the closer to the photo the better: AB 723 asks for it on or next to the image.
Does a disclaimer make any edit acceptable?
No. Boards ban misleading edits even when disclosed: ARMLS rules out features the home doesn't have, such as a fireplace, a pool or a garage, and Stellar MLS bans hiding damage and changing fixtures, paint or views.
Do I need to show the original photo?
In California and on ARMLS, yes: CRMLS and ARMLS want it directly before or after the staged photo, and AB 723 wants buyers to have access to it. Keep the original of every room you stage either way.
Sources
- Stellar MLS Rules — Article 4.4, Virtually Staged Photos
- ARMLS — Digitally Altered Media (Rule 8.23)
- AB 723 bill text (2025–2026 session)
- CRMLS — Digitally Altered Images FAQs
- Bay East — Digitally Altered MLS Photo Rule
- HAR (Houston REALTORS® Information Service) MLS Rules, dated December 1, 2023, Rule 1.25.1
- SABOR MLS Rules and Regulations (revised September 18, 2024), section 1.2(b)
- NAEBA — guidance on virtual staging and digital photo alterations (March 2026), on NAR Article 12
General information, not legal advice. Checked against each source on October 10, 2026 (HAR on October 13, Wisconsin on October 16); rules change, so check the current version and your broker's policy.