Virtual staging disclosure: what to label and how

Virtual staging is legal and widely used, but in most markets it must be disclosed. The rules vary by MLS, state and brokerage, so this guide covers the principles rather than the law. It is not legal advice. Check your local rules before you publish.

The principle

A staged photo should not mislead a buyer about the property's condition, structure, size or what conveys. Furniture and decor are removable. Paint, flooring, windows, walls and lot size are not. Virtual staging should change only the removable items.

What to disclose

• Label every virtually staged or digitally altered image as such, in the image or the caption.
• State in the listing description that some photos have been virtually staged.
• Where possible, include the unstaged original next to the staged version.

Wording you can adapt

• On the image: Virtually staged
• In the caption: Photo digitally staged. Furniture and decor are not included in the sale.
• In the description: Select photos in this listing have been virtually staged to show potential. Furniture, decor and finishes shown in those photos are illustrative and not included.

What not to do

• Do not use staging to hide damage, stains, odors, poor views or structural problems.
• Do not change floors, cabinets, counters or windows in a staged photo, unless you are showing a proposed renovation and say so.
• Do not make a room look bigger than it is.
• Do not remove permanent features, such as power lines, fences or neighboring houses, and present it as the property as it is.

Renovation previews are different

If you use a finishes preview to show possible paint or flooring, label it as a proposed change. Buyers must never assume the home already has it.

Where to check

• Your local MLS rules and listing agreement.
• Your state real estate commission or association.
• Your brokerage compliance policy.
• The listing portal's photo policy.

When in doubt, disclose more. Being open about staging costs you nothing and protects you.