MLS RULE
Effective January 1, 2026 (aligned with AB-723)
California
CRMLS Rule 11.5.2
The California Regional Multiple Listing Service (CRMLS) — the nation's largest MLS — requires disclosure of all digitally altered images under Rule 11.5.2, aligned with California's AB-723. Original unaltered images must accompany altered photos, and all edits must be clearly labeled.
Overview
CRMLS serves over 110,000 real estate professionals across California and is the largest MLS in the United States. Rule 11.5.2, effective January 1, 2026, aligns CRMLS compliance requirements with California Assembly Bill 723 (AB-723).
A digitally altered image is defined as one created by or at the direction of a real estate broker or salesperson that has been changed using photo editing software or AI to add, remove, or change elements within the image.
The rule has a unique requirement: the original, unaltered image must appear immediately before or after the altered image in the listing photo sequence — making the comparison directly available to consumers.
Quick Facts
Applies to
CRMLS Members (110,000+)
Coverage
California statewide
Rule
Rule 11.5.2
Effective
January 1, 2026
Aligned with
California AB-723
Enforcement
CRMLS Compliance
What Requires Disclosure
The following alterations must be disclosed and labeled under Rule 11.5.2:
Virtual staging (adding furniture, décor, or other items digitally)
AI-generated alterations to the image content
Removal of existing furniture or personal property
Landscaping enhancements not included in the listing price
Any digital changes that add, remove, or modify elements in the photo
Prohibited Alterations
The following edits are not permitted under CRMLS rules:
Alterations to structural elements (flooring, walls, windows, paint) unless property will be improved to match before closing
Landscaping enhancements that won't be part of the listed price
Any alteration that misrepresents the property's condition at closing
What's Exempt
Minor edits that do not require disclosure under CRMLS rules:
Lighting adjustments
Sharpening and clarity
White balance correction
Color correction
Angle and straightening adjustments
Cropping
Exposure changes
How to Comply
Follow these steps to ensure your CRMLS listings meet Rule 11.5.2 requirements.
1
Include Original Image
The original, unaltered image must appear immediately before or after the digitally altered image in the listing.
2
Label Photo Descriptions
Clearly label altered images in the photo description using terms like "digitally enhanced," "digitally altered," or "virtually staged."
3
Review AI-Generated Edits
Virtual staging by AI tools counts as digital alteration and requires the same disclosure and labeling as manual edits.
4
Verify Structural Accuracy
Ensure no structural elements are altered unless the property will be improved to match before closing.
PropMedia Makes It Easy
Our disclosure tool pairs your unaltered and edited photos with a scannable badge — satisfying CRMLS's requirement to include the original image alongside the altered version. One tool covers both CRMLS Rule 11.5.2 and California AB-723.
Create Compliant Disclosure
Compliance Risks & Penalties
Because CRMLS Rule 11.5.2 is aligned with California AB-723, non-compliance carries both MLS-level and state-level consequences.
MLS compliance actions
CRMLS may remove non-compliant photos, issue fines, or take additional disciplinary action against members who fail to properly disclose digitally altered images.
California AB-723 penalties
As a California MLS, violations also trigger state-level consequences under AB-723: criminal fines up to $1,000, DRE administrative fines up to $2,500 per citation, and potential license discipline.
License suspension or revocation
The California Department of Real Estate may suspend or revoke licenses for repeated or willful violations of photo disclosure requirements.
Consumer legal action
Buyers who feel misled by digitally altered photos may pursue legal action against the listing agent, broker, or photographer for misrepresentation.
Official Source
Read CRMLS's full guidance on digitally altered images and Rule 11.5.2 on their knowledge base.
View CRMLS Guidance
Last updated: January 2026
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