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Disclosure Regulations

Laws, MLS rules, and regulatory guidance governing real estate photo disclosure across the United States and internationally.
State Laws (Enacted)
ENACTED
California AB-723
California · Effective January 1, 2026
First state law requiring disclosure of digitally altered listing photos.
ENACTED
Wisconsin Act 69
Wisconsin · Effective January 1, 2027
Second state law requiring disclosure of AI-altered real estate images.
State Advisories & Guidance
ADVISORY
New York DOS Warning
New York · Effective November 13, 2025
Department of State guidance on misleading AI-generated listing photographs under existing law.
MLS Rules — California
MLS RULE
CRMLS
California (statewide)
Photo alteration disclosure required for all member listings. Largest MLS in US.
MLS RULE
SDMLS
San Diego County
Detailed enforcement policy for digitally altered images with automatic fines.
MLS Rules — Florida
MLS RULE
Stellar MLS
Florida & surrounding markets
Three-part disclosure requirement for all virtually staged listing photos.
MLS Rules — Other States
MLS RULE
Bright MLS
Mid-Atlantic (DE, MD, DC, VA, PA, NJ, WV)
Virtual staging disclosure policy covering 7 states and DC.
MLS RULE
NTREIS
Dallas-Fort Worth, TX
Prohibits embellished photos outright — among the strictest MLS policies nationally.
MLS RULE
Canopy MLS
Charlotte, NC region
Requires disclosure visible on image AND non-staged image immediately adjacent.
MLS RULE
ARMLS
Arizona
Virtual staging allowed for furniture but not architectural features.
MLS RULE
NorthstarMLS
Minnesota/Wisconsin
Disclosure "recommended" — softer language than most MLSs.
International
INTERNATIONAL
Australia (NSW)
New South Wales, Australia
Fines of $5,500–$22,000 AUD for non-disclosure of digitally altered property images.

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