Virtual staging disclosure: California AB 723 explained
Since January 1, 2026, California agents who use digitally altered images in property ads, including AI virtual staging, must say the image was altered and give access to the original.
What AB 723 requires
- Who: real estate brokers and salespersons, and people acting for them, advertising real property for sale (Cal. Bus. & Prof. Code 10140.8).
- A disclosure statement: a reasonably conspicuous statement on or next to the image that it has been altered.
- Access to the original: a link, URL or QR code to a publicly accessible site that shows and clearly identifies the original, unaltered image, and the statement must say the originals can be seen there.
- Your own website: if you control the site where the ad is posted, include the unaltered images in the posting (or link to them).
What counts as "digitally altered"
| Altered (disclose) | Not altered (no disclosure needed) |
|---|---|
| Adding, removing or changing furniture, fixtures, appliances, flooring, walls, paint colour | Lighting, exposure, sharpening |
| Changing hardscape, landscape, facade or floor plans | White balance and colour correction |
| Changing things outside or visible from the property: views, streetlights, utility poles, neighbouring properties | Angle, straightening, cropping |
| AI virtual staging of an empty room | Other common edits that don't change how the property is represented |
Source: the statute text, Cal. Bus. & Prof. Code 10140.8 (AB 723). See also the CRMLS digitally altered image FAQ for MLS practice.
Sample disclosure wording
Image digitally altered (virtual staging). See the original, unaltered photos at [URL or QR code]. Caption for each altered photo: "Virtually staged. Original photo: [URL]" Listing remarks line: "Some photos are virtually staged. Unaltered originals are available at [URL]." Ask AI: "Write a one-line disclosure for a virtually staged photo of the [room], including that the original is at [URL]. Keep it under 120 characters."
AB 723 checklist
Related rules elsewhere
- Ontario: RECO AI guidance says virtual staging must reflect the property's permanent features and altered images should be labelled.
- Everywhere: the duty to present a true picture in advertising (NAR Code of Ethics, Article 12).
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In the free sampleFAQ
Does AB 723 apply to virtual staging?
Yes. Adding or changing furniture with photo software or AI is a digital alteration under the law, so the image needs a disclosure and access to the original.
Do I need to disclose brightness or colour edits?
No. Lighting, exposure, white balance, colour correction, cropping, straightening and similar edits that don't change how the property is represented are excluded.
When did AB 723 take effect?
January 1, 2026.
Does it apply outside California?
No, it is California law. Other places have their own rules; Ontario's RECO asks agents to label altered images.
Related real estate pages
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