GuideUpdated
Which states require a virtual staging disclosure?
Two states have a law. California has required it since January 1, 2026 (AB 723), with a link to the original photo. Wisconsin requires it from January 1, 2027 (2025 Wisconsin Act 69). New York, New Jersey and Washington DC have bills that are not law yet. In every other state, your MLS rules and the NAR Code of Ethics still expect you to label a staged photo.
We make PropWalk, which stages photos, so read this as a summary from a tool maker, not legal advice. We read Wisconsin’s act on the state legislature’s site and Zillow’s July 2026 note on altered photos on Nov 6, 2026. Ask your broker or MLS before you rely on it.
The states, one by one
| Where | The rule | In force |
|---|---|---|
| California | AB 723 (Business and Professions Code 10140.8). Any digitally altered photo in a listing ad needs a disclosure on or next to it, plus a link or QR code to the original photo. Exposure and white balance fixes need nothing. A separate bill for rental listings is pending | Since January 1, 2026 |
| Wisconsin | 2025 Wisconsin Act 69 (Wis. Stat. 452.136(1m)). Agents must disclose, in all advertising, when technology, AI included, added, removed or changed parts of the property in a way that gives a false or misleading picture | From January 1, 2027 |
| New York | A bill on AI-edited listing photos is under consideration | Not law |
| New Jersey | A bill is under consideration | Not law |
| Washington DC | A 2026 bill would restrict edits to listing photos. Introduced | Not law |
| Every other state | We found no state law. MLS rules, the NAR Code of Ethics and false-advertising laws still apply | Now |
Read on Nov 6, 2026: 2025 Wisconsin Act 69 (Wisconsin Legislature) · California AB 723 (bill text) · Zillow: AI-generated listing photos and why transparency matters (July 22, 2026) · Inman: DC joins others in cracking down on AI-edited listing photos (Oct 16, 2026) · San Diego REALTORS®: are your listing photos compliant? · Metro MLS: original, altered and watermark photo rules · NAR 2026 Code of Ethics
If your state has no law
- Your MLS rules still apply. CRMLS asks for a “virtually staged” label and the original photo; Metro MLS in Wisconsin wants the original uploaded right before the altered one.
- The NAR Code of Ethics (Article 12) asks REALTORS® to give a true picture in their advertising.
- Zillow says most listing content comes from MLS feeds, so the agent and broker answer for its accuracy, and it backs clear disclosure when a photo is materially altered.
- Never stage over a defect, and never change the home itself: floors, walls, views or its condition.
What a good label looks like
Put “Virtually staged” on the photo or in its caption, and keep the original. In California, add the link or QR code to the original. PropWalk’s photo tools give you the caption and a public page with the originals, so the link is ready.
Quick answers
Which states require a virtual staging disclosure?+
California (since January 1, 2026) and Wisconsin (from January 1, 2027). New York, New Jersey and Washington DC have bills pending. Checked Nov 6, 2026.
What about Texas, Florida and other states?+
We found no state law on it as of Nov 6, 2026. Your MLS rules, the NAR Code of Ethics and false-advertising laws still apply, so label staged photos anyway.
What does California’s AB 723 require?+
A disclosure on or next to every digitally altered listing photo, plus a link or QR code to the original. Basic edits like exposure and white balance need nothing.
When does Wisconsin’s law start?+
January 1, 2027. It covers advertising altered with technology, AI included, that adds, removes or changes parts of the property in a misleading way.
Is there a federal law on virtual staging?+
No law aimed at it. Zillow notes that the FTC Act and state laws already bar misleading listing photos.
Related questions
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