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Label each altered image clearly, identify what was changed, and provide or make accessible an unaltered image showing the property’s actual condition. There is no single placement rule across the MLS policies reviewed: some require the original immediately before or after the edited image, while others specify where the label must appear. State law may also apply, so check the rules governing the listing before uploading.
What to disclose—and what an accurate disclosure does not fix
Tell viewers which image has been edited and describe the edit plainly, using the disclosure method your MLS accepts. Terms such as “virtually staged,” “digitally altered,” or “AI altered” may be appropriate where allowed, but a broad label does not make a misleading image acceptable.
The key distinction is whether an adjustment changes the viewer’s impression of the property. Routine corrections such as exposure or white-balance adjustments may be treated differently from edits that add, remove, or change property features. Do not digitally add a permanent feature, conceal a material defect, or change a view or visible surroundings unless the applicable rule and facts clearly permit it.
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For example, 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 an image’s substance. Those exceptions are policy-specific; do not assume they apply under another MLS’s rules.
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How the disclosure rules differ by MLS
These policies illustrate why a single disclosure workflow cannot be assumed nationwide. Confirm the current rules for the listing’s MLS and state before posting.
| MLS or guidance | Where disclosure goes and how the original is handled | Editing boundary or status |
|---|---|---|
| CRMLS | Rule 11.5.2 calls for the unaltered original immediately before or after the edited image, plus an accurate label such as “Photo Modified,” “Virtually Staged,” “Digitally Altered,” or “AI Altered” in the altered image’s text field. CRMLS guidance (FAQ updated February 13, 2026). | Minor common adjustments that do not change the property’s representation are excluded. Changes to real-property elements and visible outside elements are restricted, subject to a stated exception for certain improvements included in the sale. |
| NorthstarMLS | Its proposed guidelines dated July 10, 2026 allow disclosure in a visible caption or filename, or on the altered image, and call for a before-and-after pair for each affected area. NorthstarMLS proposed guidelines. | Allow personal-property staging and ordinary corrections that do not materially change permanent features; fabricated permanent features are prohibited. These are proposed guidelines, not a confirmed final rule. |
| ARMLS | Rule 8.23 calls for the required digital-alteration disclosure on the photo, with the original immediately before or after it. ARMLS policy page. | The policy page says implementation began May 28, 2026, with an education phase through November and a $200 fine beginning December 2026. Check the page for current enforcement timing. |
| Canopy MLS | Disclosure must appear directly on the image or within the virtual tour. The original must be immediately before or after the altered image, or easily accessible with the tour. Captions, agent remarks, or supplemental text alone do not meet its stated disclosure requirement. Canopy MLS guidance. | Prohibits depicting impossible features or concealing material defects. Disclosed personal-property staging is allowed in specified circumstances. |
| North Carolina REALTORS® guidance | Advises clearly labeling altered images and retaining or displaying unedited photos. North Carolina REALTORS® Q&A. | Describes state advertising rules against misleading impressions regardless of whether edits use AI or conventional tools. |
A practical workflow before uploading
- Check the governing rules. Identify the state law and MLS policy that apply to the listing. Rules can differ on label placement, original-image handling, what counts as an alteration, and enforcement.
- Keep the unaltered source image. Where required, upload it immediately before or after the edited version. Make clear which image shows the actual condition.
- Use the approved disclosure location. Follow the MLS’s specified field or method. CRMLS calls for a label in the altered image’s text field; ARMLS requires its digital-alteration disclosure on the photo; Canopy MLS requires disclosure on the image or within the tour.
- Name the edit accurately. Use a plain description such as “virtually staged” or “digitally altered” if accepted under the applicable rule. Do not rely on a label to excuse a prohibited or misleading change.
- Review the image against the property’s actual condition. If an edit changes a permanent feature, hides a defect, or alters a view or visible surroundings, leave it out unless the governing rule and transaction facts clearly allow it.
State law can add obligations
NAR reports that California AB 723 took effect January 1, 2026, requiring disclosure and access to original images for covered digitally altered images. That description is based on NAR’s reporting and CRMLS guidance; it is not an independently reviewed quotation of the statutory text. For a California listing, check the current legal requirements as well as the MLS rule.
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North Carolina REALTORS® frames the buyer concern as homes appearing brighter, more updated, and pristine online than they look in person. Its guidance focuses on avoiding misleading advertising whether edits were made with AI or conventional tools. The practical standard is not simply whether AI was used: the image must not create a false impression of the property, and the applicable local rules control.
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Before the listing goes live
- Confirm the current MLS and state requirements for this property.
- Label each image that requires disclosure, in the required place.
- Include or make accessible the original image when required, and identify the real-condition image clearly.
- Remove edits that could misrepresent property features, condition, or surroundings.
- For proposed or recently changed policies, verify whether the rule is final and what enforcement timing currently applies.
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