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Virtual staging disclosure and MLS rules

Virtual staging is allowed, but it must be disclosed. California’s AB 723, in effect since January 1, 2026, requires agents to label digitally altered listing photos and make the original photo available. Most MLSs have similar rules. This guide covers what to do, and is not legal advice.

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Lived-in living room with a dated sofa and clutterThe same living room restaged in a Scandinavian styleBEFOREAFTERVirtually staged
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Sample listing photos, staged by Virtual Staging HQ with the same settings you get in the app.

Is virtual staging allowed?

Yes. Neither MLS rules nor California law ban virtual staging. The rules are about honesty: buyers must be told that a photo was altered, and the alteration must not misrepresent the property itself.

California AB 723

AB 723 added Section 10140.8 to the California Business and Professions Code, effective January 1, 2026. When a listing photo is digitally altered in a way that materially changes how the property looks, which includes virtual staging, the advertisement must disclose the alteration, and the original, unaltered photo must be reasonably available to consumers. For online listings, MLSs such as CRMLS and San Diego MLS publish guidance on where to place the original, often right before or after the staged photo.

What most MLSs ask for

Rules differ by MLS, so check your MLS’s photo policy before you publish.

  • A clear label on, or next to, each staged photo, such as "Virtually staged".
  • The original photo available in the listing or on request.
  • No changes to permanent features: walls, windows, views, floors, fixtures.
  • No hiding defects, damage or anything a buyer would want to know.

How Virtual Staging HQ helps

  • The "Virtually staged" label is on by default for every download.
  • Download the original and staged photo side by side in one image.
  • Staging never changes walls, windows, floors, built-ins or the camera angle.

Checklist before you publish

  • Label every staged photo.
  • Keep the original photo next to it, or easy to find.
  • Compare each staged photo with the original: only furniture and decor should differ.
  • Read your MLS photo policy and follow its exact wording if it gives one.
FAQ

Common questions

Does AB 723 ban virtual staging?

No. It requires disclosure of digitally altered photos and access to the original; virtual staging remains allowed.

Does decluttering count as an alteration?

Removing a seller’s belongings changes how the room looks, so treat it as an alteration and label it. Simple color or exposure corrections generally do not count.

Does the label have to use specific words?

The law does not prescribe exact wording. Some MLSs do, so check your MLS policy.

Keep reading

For real estate agentsVirtual staging for real estateReadComparisonVirtual staging vs traditional stagingReadGalleryVirtual staging before and afterRead

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