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Virtual staging disclosure generator

Tick the edits you made to the listing photos and copy the disclosure line for each place they'll appear: the photo caption, the MLS remarks, social posts, flyers and a sign for the showing. Add your originals link and the California lines fill it in.

What was changed

No label makes some edits acceptable. Canopy MLS prohibits adding a pool or fireplace or removing power lines, and CRMLS forbids changing wall color, flooring or landscaping.

Where the wording comes from

Each line is a template from our disclosure wording guide, tied to a rule we've read. The caption follows CRMLS, which accepts "virtually staged," "digitally altered" or "digitally enhanced" in the photo description field. The remarks line is the one CVR MLS requires. The on-image label is what Canopy MLS asks for. The California statement follows the text of AB 723, which our AB 723 guide quotes in full.

Three mistakes worth avoiding

  • "Photos for illustration purposes only." It doesn't say what changed or which photos it covers.
  • "Staged" on its own. Buyers read that as real furniture in the room. Write "virtually staged."
  • One disclaimer on the first photo only. Photos get shared one at a time, so label every edited image.

Need the label on the photo itself? The MLS photo resizer stamps "Virtually staged" into a corner while it resizes. For rules outside California, read virtual staging MLS rules, board by board.

Questions

Do I need to disclose virtual staging?

In most places, yes. Every MLS rule set in our MLS rules guide wants staged photos labeled, and California's AB 723 requires a statement and a link to the unaltered photo in any ad. Brightening, color correction and straightening usually need no label. Your MLS and your broker have the final say.

What does California's AB 723 require?

If a California licensee advertises a home with a digitally altered photo, the ad needs a reasonably conspicuous statement on or next to the image saying it was altered, plus a link, URL or QR code to a public page showing the original. It applies from January 1, 2026.

Where should the disclosure go?

Where the buyer is looking. CRMLS wants it in the photo description field, Canopy MLS wants it on the image, and AB 723 wants it on or next to the image. A caption, a label on the photo where your board allows it, and a line near the top of the remarks covers most boards.

Is this legal advice?

No. The wording follows the rules we've read and quoted in our guides. Your MLS's current rules and your broker come first.