# HAR: virtual staging rules

- Board: HAR (Houston Association of Realtors)
- States: Texas
- Canonical page: https://relto.app/mls-compliance/boards/har

## From the HAR rulebook

Quoted from “Rules and Regulations—Multiple Listing Service”, effective 2026-06-08, read by RELTO on 2026-09-27. Source: https://content.harstatic.com/mls/pdf/MLSRules.pdf

Source note: Read directly from this URL, which HAR’s MLS Resources page (https://cms.har.com/mls-resources/) links as its MLS Rules. The 6/08/2026 date is the revision date printed at the top of every page; the document states no separate effective date.

### Required disclosure: virtual staging (Rule 1.25.1, paragraph 2)

> Digital images may include the use of virtual staging which is limited to the addition of furnishings and wall décor that would otherwise be considered personal property and not conveyed in the sale of the property. Participants shall clearly indicate in the Photo Description the image has been virtually staged.

### Required watermark and unaltered image: real property altered (Rule 1.25.1, paragraph 3)

> Digital images modified or enhanced to alter real property characteristics must contain a visible and legible watermark across the bottom of the image with the following disclaimer: “Image does not represent actual property as is”. The size of the disclaimer shall be at least 1024 x 89 pixels using Arial font. Images where real property is digitally altered may not be used as the primary image and the listing agent must submit an unaltered image with the same view as the altered image as an adjacent image.

### No contact information on photos or in photo descriptions (Rule 1.25.1, paragraph 1)

> Digital images and photo description text shall not contain legible contact information such as names, phone numbers, email addresses or web site addresses, including the use of embedded, overlaid, or digitally stamped information.

### No transaction remarks in the Photo Description (Rule 1.25.1, paragraph 4)

> Remarks related to the transaction such as available financing, cash back at closing, bonuses, upgrade incentives, upgrade allowances, repair and decorating allowances, etc. shall not be entered in the Photo Description.

### Images must show the property as-is (Rule 1.25.5)

> Except as otherwise set forth in the MLS Rules, images submitted to the MLS shall provide an accurate illustration of the listed property in its “as-is” condition which can include the property’s immediate vicinity. The primary focus of images and virtual tours must be of the listed property. Photos, images or virtual tours which HRIS, at its sole discretion, deems to be inappropriate, inaccurate, or objectionable may be removed.

### Minimum photos: single family, townhouse-condominium, high rise, multi-family and rentals (Rule 1.25.1(a)(i))

> At least six (6) unique digital images of each property or its grounds listed in a property class defined in 1.25.1 (a) are required and shall be Participant loaded into the MLS within 10 days of the list date unless written documentation requesting a photo not be submitted is signed by the seller and submitted to the MLS.

### Listing content (Rule 1.25)

> All listing content submitted to the MLS shall contain or link to information pertinent to the listed property only and shall comply with the requirements below. Listing content previously submitted by a Participant may not be used by other Participants on subsequent listings without written authorization from the listing content owner or licensor.

### Virtual tours: no contact information or logos (Rule 1.25.2(d))

> The tour or any accompanied audio descriptions shall not include any contact information such as names, phone numbers, email addresses, web site addresses, agent photographs, logos or promotion for a closing service provider or any other peripheral service, with the exception of the listing firm’s name.

### False or misleading information (Rule 1.22)

> Submission of false or misleading information to MLS shall be a violation of these MLS Rules and shall result in a charge as provided herein.

### Misleading images in advertising (Rule 16.20)

> MLS Participants shall present a true picture in their advertising and representations to the public, including Internet content posted, and the URLs and domain names they use, and participants may not: … e. to otherwise mislead consumers, including use of misleading images.

### Service area (Rule 1.12)

> Only listings of the designated types of property located within the service area of the MLS are required to be entered into the MLS. Listings of property located outside the MLS’s service area will be accepted if submitted voluntarily by a Participant, but cannot be required by the MLS.

### Notice of violation and the five-day correction window (Rule 9.2)

> Following submission of an alleged rule violation, the MLS shall send an email notice to the listing Subscriber with a copy to the listing Participant stating the listing number, the address of the listing, and the nature of the violation. If the violation is not corrected by the listing Subscriber or Participant within five (5) days following the email notice, a charge automatically will be entered in the Subscriber’s MLS account and Subscriber will be sent a Notice of Violation by email stating the amount of the charge and that failure to pay the fee/charge and correct the violation within thirty (30) days following such notice shall result in the suspension of Subscriber’s MLS services. … For violating MLS Rules 2 and 2.5 there is no (5) day period to correct the violation and a charge will automatically be assessed as defined in the attached Schedule of Fees and Charges.

### Charges for an initial violation (Schedule of Fees and Charges, § 1.a)

> 5. For failure to correct false or misleading information (paragraph 1.22 of MLS Rules) after five (5) days’ notice there shall be a charge of $100.00. … 8. For failure to comply with Rule 1.25 there shall automatically be a charge of $250.00 for the first violation and $500.00 for each additional violation. 9. For failure to comply with Rule 1.25.1 (a) or 1.25.1 (b) there shall be a charge of $100.00 for each violation. For failure to comply with Rule 1.25.1, paragraph 1, there shall be a charge of $250.00 for each violation. … 14. A fine of $100.00 will be charged for any MLS Rule violation that does not currently have a fine associated with it.

### Charges for repeated violations (Schedule of Fees and Charges, § 1.b)

> Fine amounts will be double the amount of the fine amounts stated in section 1 a. above after the 2nd fined violation of the same offense within a 12 month period.

## Fines that apply

- Listing content: first violation (Rule 1.25): $250, warning first
- Listing content: each additional violation (Rule 1.25): $500, warning first
- Contact information in photos or photo description text (Rule 1.25.1, paragraph 1): $250, warning first
- Required number of photos not loaded (Rule 1.25.1 (a) or 1.25.1 (b)): $100, warning first
- False or misleading information not corrected after five days’ notice (paragraph 1.22): $100, warning first

## Where the rules apply

Rule 1.12 applies the MLS’s listing requirement to “listings of the designated types of property located within the service area of the MLS”, and listings outside it “will be accepted if submitted voluntarily by a Participant, but cannot be required by the MLS.” The 6/08/2026 revision does not list the counties that make up the service area.

## FAQ

### Does HAR require virtual staging to be disclosed?

Yes. Rule 1.25.1 says “Participants shall clearly indicate in the Photo Description the image has been virtually staged.” The disclosure goes in the Photo Description of each staged image, not only in the listing remarks.

### Does HAR require a watermark on virtually staged photos?

It depends on what the edit changes. For virtual staging — which HAR limits to “the addition of furnishings and wall décor that would otherwise be considered personal property and not conveyed in the sale” — the rule asks for the Photo Description disclosure and does not mention a watermark. An image “modified or enhanced to alter real property characteristics” must carry “a visible and legible watermark across the bottom of the image” reading “Image does not represent actual property as is”, at least 1024 x 89 pixels, in Arial. The rulebook does not define “real property characteristics” beyond that contrast with personal property that does not convey.

### Does HAR require the original, unedited photo alongside an edited one?

For an image where real property is digitally altered, yes: “the listing agent must submit an unaltered image with the same view as the altered image as an adjacent image,” and the altered image “may not be used as the primary image.” For virtual staging limited to furnishings and wall décor, the rule requires the Photo Description disclosure and does not require an unaltered image.

### What virtual staging does HAR permit?

Rule 1.25.1 defines virtual staging as “limited to the addition of furnishings and wall décor that would otherwise be considered personal property and not conveyed in the sale of the property.” Staging of that kind is permitted with the Photo Description disclosure.

### Can an AI-edited photo on HAR change the property itself?

The 6/08/2026 rules do not ban such edits outright; they attach conditions. An image altered to change real property characteristics must carry the “Image does not represent actual property as is” watermark, may not be the primary image, and must sit next to an unaltered image of the same view (Rule 1.25.1). Otherwise images must show the property in its “as-is” condition, and HRIS may remove images it “deems to be inappropriate, inaccurate, or objectionable” (Rule 1.25.5). Submitting false or misleading information is a violation (Rule 1.22), and participants may not “mislead consumers, including use of misleading images” (Rule 16.20).

### Can a listing photo on HAR carry text, a logo or branding?

The rule for photos is about contact information: digital images and photo description text “shall not contain legible contact information such as names, phone numbers, email addresses or web site addresses, including the use of embedded, overlaid, or digitally stamped information” (Rule 1.25.1). A label carrying a name, phone number, email or web address falls inside it. On-image text is not barred as such — Rule 1.25.1 itself requires an on-image disclaimer on images that alter real property. The photo rule does not mention logos; the virtual tour rule does, barring “agent photographs, logos” except the listing firm’s name (Rule 1.25.2(d)). Confirm with HRIS before adding any other text or graphic to a listing photo.

### What can go in the HAR Photo Description?

The virtual staging disclosure belongs there (Rule 1.25.1). The Photo Description may not contain legible contact information, and may not contain “remarks related to the transaction such as available financing, cash back at closing, bonuses, upgrade incentives” and similar allowances.

### What is the fine for a HAR virtual staging violation?

The Schedule of Fees and Charges has no line that names virtual staging. The lines closest to listing photos: failure to comply with Rule 1.25 is $250 for the first violation and $500 for each additional one; contact information in photos or photo description text (Rule 1.25.1, paragraph 1) is $250 per violation; missing required photos is $100 per violation; failing to correct false or misleading information after five days’ notice is $100; and any violation without its own fine is $100. Amounts double after the second fined violation of the same offense within 12 months. Under Rule 9.2 the MLS first emails a notice and the charge is entered only if the violation is not corrected within five days (Rules 2 and 2.5 have no such window); an unpaid, uncorrected charge leads to suspension after 30 days.

### Where do the HAR MLS rules apply?

Rule 1.12 requires listings of the designated property types “located within the service area of the MLS” to be entered, and accepts listings outside it when a Participant submits them voluntarily. The 6/08/2026 revision does not name the counties in that service area.

## State law context

- Texas: https://relto.app/mls-compliance/texas

## Not legal advice

Informational only. RELTO is a virtual-staging technology provider, not a law firm. Board rules and enforcement practices change; confirm each rule with the board’s current rulebook, your broker, and a licensed real-estate attorney before relying on it. Rule text is quoted from the edition named above; HAR may have amended it since.