AB 723, explained in plain English.
What California's digitally altered photo law asks of listing agents, and how to handle it in a few minutes per listing.
This is a practical summary, not legal advice. Check with your broker and your MLS for the rules that apply to you.
What changed
Since January 1, 2026, California's AB 723 sets disclosure rules for listing photos that have been digitally altered, which includes virtual staging. The idea is simple: buyers should know when a photo isn't showing the room exactly as it is, and they should be able to see the original.
What you need to do
- Say it on the photo. Put a clear statement, like "Virtually Staged," on the altered image or right next to it.
- Give buyers the originals. Include a link, URL or QR code that leads to the unaltered photos.
- Keep it honest. Staging shows how a room could be furnished. It shouldn't hide damage, change the structure or invent a view.
What counts as altered
Adding furniture and décor counts. So does removing furniture, changing paint or flooring, or swapping a sky. If you're unsure whether an edit needs a label, label it. A disclosure never hurts a listing; a missing one can.
Your MLS may ask for more
Many MLSs have their own rules on top of state law, like captions in the photo description or keeping the original photo in the listing. Your MLS rules and the NAR Code of Ethics both apply alongside AB 723.