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Label each altered image clearly, identify which version has been edited, and provide or make accessible an unaltered image showing the property’s actual condition. There is no single placement rule across the sources covered here: MLS requirements differ, and state law may also apply. Check the rules governing your listing before uploading.
What to disclose—and why
A buyer should be able to tell which listing image has been changed and what the property actually looks like. A label such as “Virtually Staged” or “Digitally Altered” can describe an edit, but disclosure alone does not make every edit acceptable. Rules may prohibit images that misrepresent permanent features, surroundings, or defects.
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The North Carolina REALTORS® Q&A frames the concern as a buyer seeing homes online that appear “brighter, more updated, and pristine” than they look in person. Its guidance advises clearly labeling altered images and retaining or displaying unedited photos. North Carolina REALTORS® guidance also points to advertising rules against misleading impressions, whether an edit was made with AI or conventional tools.
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Check the rule that governs your listing
Do not assume that one MLS’s upload process is a national standard. The following examples show differences in label placement, original-image handling, edit boundaries, and enforcement status. Confirm the current rule with the MLS and applicable state law before posting.
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| MLS or guidance | Disclosure and original image | Editing boundary or status |
|---|---|---|
| CRMLS | Rule 11.5.2 calls for an accurate label in the altered photo’s text field and the original image displayed immediately before or after it. | Minor corrections that do not change the property’s representation are excluded. Other alterations to property features or visible surroundings are restricted, subject to a specific exception for certain improvements included in the sale and to be completed by close. FAQ updated February 13, 2026. |
| ARMLS | Rule 8.23 calls for its required digital-alteration disclosure on the photo, paired with the original immediately before or after. | Its policy page says implementation began May 28, 2026, with an education phase through November and a $200 fine beginning December 2026. Check the current enforcement schedule. |
| Canopy MLS | Disclosure must appear directly on the image or within the virtual tour. The original must appear immediately before or after, or be easily accessible with the tour. Captions, agent remarks, and supplemental text alone do not satisfy the stated disclosure requirement. | Prohibits depicting impossible features or concealing material defects. It permits disclosed personal-property staging in specified circumstances. |
| NorthstarMLS | Its July 10, 2026 proposed guidelines call for disclosure in a visible caption or filename, or on the altered image, and a before-and-after pair for each affected area. | The guidelines are proposed, not a universal or necessarily final rule. They allow personal-property staging and ordinary corrections that do not materially change permanent features, and prohibit fabricated permanent features. |
| North Carolina REALTORS® guidance | Advises clear labels and retaining or displaying unedited photos. | Describes state advertising rules against misleading impressions regardless of whether AI or conventional editing tools were used. |
For the specific California MLS rule, CRMLS’s Rule 11.5.2 FAQ says a subscriber submitting a digitally altered image must also submit the unaltered original, display it immediately before or after the edited image, and label the edit “Photo Modified,” “Virtually Staged,” “Digitally Altered,” “AI Altered,” or a substantially similar accurate term in the photo’s text field.
How to prepare and upload an altered image
- Identify the applicable rules. Check the governing MLS’s current photo policy and any state advertising or image-disclosure law. The MLS examples above use different fields and placement methods; do not substitute one system’s process for another’s.
- Keep the original file. Preserve an unaltered image that shows the property’s actual condition. If the applicable rule requires it in the listing or tour, upload it in the required position or make it accessible as directed.
- Use the MLS’s approved disclosure method. For example, CRMLS calls for a label in the altered photo’s text field; ARMLS specifies its Flexmls digital-alteration disclosure for photos; Canopy MLS requires the disclosure on the image or within the virtual tour. Follow the current instructions for the listing system you use.
- Name the edit plainly. Use a clear, accurate description such as “Virtually Staged” where appropriate and allowed. Identify the edited image rather than relying on a general note elsewhere in the listing.
- Review the result against the edit limits. Do not digitally add a permanent feature, hide a material defect, or change a view or surrounding element unless the applicable rule and facts clearly permit it. A disclosure is not a cure for a misleading image.
Which edits are usually treated differently?
Routine image corrections
CRMLS excludes minor adjustments such as lighting, sharpening, white balance, color correction, cropping, or exposure when they do not change the property’s representation. ARMLS similarly excludes standard adjustments that do not change the substance of the image. Whether a particular correction crosses that line depends on the resulting image and the governing rule.
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Staging and changes to property features
Rules can distinguish movable personal-property staging from digitally changing permanent features. Canopy MLS allows disclosed personal-property staging in specified circumstances, while NorthstarMLS’s July 2026 document describes proposed allowances for personal-property staging and prohibits fabricated permanent features. CRMLS restricts changes to property elements and visible surroundings, with a narrowly worded exception for certain improvements included in the sale and to be completed by closing. Do not extend that exception to other edits or situations.
California and other local legal requirements
NAR reports that California AB 723 took effect January 1, 2026, requiring disclosure and access to original images for covered digitally altered images. See NAR’s report on California AB 723 alongside CRMLS guidance. This description is attributed to NAR and CRMLS; the statutory text is not quoted here.
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Do not assume California’s law applies elsewhere, or that MLS compliance alone resolves every state-law issue. Requirements and coverage depend on jurisdiction and the specific image. For a particular listing, consult the current MLS policy and applicable law.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.What a useful disclosure accomplishes
A clear label and accessible original help buyers distinguish a presentation image from a record of the property’s condition. NAR quotes real estate photographer Chris White: “When you’re looking at reality but see something else online, it can erode trust.” That is the practical reason to disclose the specific edit and preserve a truthful comparison—not merely to satisfy an upload field.
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