Virtual Staging: The Disclaimer Has to Travel With the Photo
Virtual staging is everywhere right now—and so is one common misunderstanding:
Adding “virtually staged” to the MLS photo description does not satisfy WMLAR’s policy.
Why? Because we have no way of knowing where that photo will ultimately appear—or whether the MLS photo description will travel with it.
Listing photos may be distributed to brokerage websites, IDX feeds, consumer portals, social media, and other third-party sites.
The disclosure needs to travel with the photo.
That’s why WMLAR requires:
- Disclosure directly ON the altered image, such as: “This image has been virtually staged or altered.”
- The original, non-staged photo immediately before or after it.
Why Do We Require the Original?
Because buyers need to be able to distinguish between what the property actually looks like and what technology says it could look like. A disclaimer doesn’t replace showing the property’s actual condition. And this isn’t just about an MLS rule.
Michigan licensing rules prohibit licensees from directly or indirectly misrepresenting material facts.
The REALTOR® Code of Ethics also requires REALTORS® to avoid exaggeration, misrepresentation, or concealment of pertinent facts under Article 2, while Article 12 requires a “true picture” in advertising and marketing. Standard of Practice 12-10 specifically addresses misleading Internet content and images.
The Easy Rule to Remember
Altered photo = label ON the image + original photo beside it.
And remember: virtual alteration cannot be used to remove or change things outside the property owner’s control, such as power lines, neighboring structures, highways, water towers, or to add a view that doesn’t actually exist.
Virtual staging can show a property’s potential but shouldn’t replace the reality of what the buyer is actually purchasing.
MLS Compliance Reminder: Unlabeled or misleading virtual alterations to photos and/or videos are a $150 infraction.
