Does MetroList require virtual staging to be disclosed?

Yes, in two places. Section 11.6.1 requires “a reasonably conspicuous statement located on or adjacent to the photograph” that says it was altered and links to the unaltered original. Section 12.10(f) also requires any image showing a condition other than the as-is condition to be identified in the Public Remarks.

Can the disclosure go on the photo itself?

Section 11.6.1 allows the statement “on or adjacent to” the photo. Section 11.6 separately says photos may not contain “text, or graphics of any kind.” The rules read do not say which governs a disclosure label, so confirm with MetroList before putting text on a listing photo. Placing the statement in the photo’s description, adjacent to the image, satisfies 11.6.1 without adding text to the photo.

Do I have to include the original photo?

Yes. Section 11.6.1(b) requires an unaltered version with the listing. Placing it right next to the altered photo is recommended, not required. The statement must also link to the original by URL or QR code.

Does MetroList mention AI?

Yes. Section 8.3 bars inputting information the agent knows or should know is inaccurate, “whether created by the agent or any person or entity relied on by the agent including artificial intelligence.”

Section 11.6 says violations are subject to citations under Addendum B. RELTO could not read Addendum B, so confirm the amount with MetroList.

California

MetroList: virtual staging rules

What MetroList requires before a virtually staged photo goes into a listing — the disclosure rule, the edits it permits, the edits it prohibits, and what happens when a listing gets it wrong.

From the MetroList rulebook

Quoted from “MetroList® MLS Rules”, effective June 1, 2026; read by RELTO on October 28, 2026.

Digitally altered images · § 11.6.1

Any photograph or other image attached to a listing submitted to the MLS must not be a “digitally altered image” as defined in California Business & Professions Code Section 10140.8 unless the listing to which a digitally altered photograph or image is attached fully complies with the requirements of California Business & Professions Code Section 10140.8 and this Section 11.6.1. For digitally altered images as defined by California Business & Professions Code Section 10140.8, Participants and Subscribers shall: a. Include a reasonably conspicuous statement located on or adjacent to the photograph or image that: (i) discloses that the photograph or image has been altered, (ii) has a link to a publicly accessible website, URL, or QR code that includes, and clearly identifies, the original, unaltered photograph or image, and (iii) includes language indicating that the unaltered photograph or image can be accessed on the linked internet website, URL, or QR code. b. Include an unaltered version of the digitally altered photograph or image with the listing and the unaltered version is recommended to be in immediate sequence with the digitally altered photo or image.

What listing photos may not contain · § 11.6

Photographs and graphic images may not contain company or agent logos including signs, photographs of people including agents, commissions, bonuses, any contact information, voice, text, or graphics of any kind in the photograph or graphic image.

Required front exterior photo · § 11.6 (exterior photo)

A minimum of one photograph or graphic image depicting the front exterior of the subject property must be attached to each listing submitted to the MLS within one (1) day of entering the listing or the On Market Date (OMD), whichever is later unless the Seller has directed that the property image not appear in the MLS Compilation by signing an exclusion utilizing the MetroList-approved Waiver form. Violation of this rule shall be subject to citations as set forth in Addendum B.

Images that do not show the as-is condition · § 12.10(f)

Any image (including architectural renderings) that illustrates any condition other than the “as-is” condition of the property shall be identified as such in the Public Remarks.

Accuracy, including AI · § 8.3

The seller’s agent shall not submit or input information, which the seller’s agent knows or should know to be inaccurate, whether created by the agent or any person or entity relied on by the agent including artificial intelligence.

Where the rules apply

The MLS shall serve the counties of Amador, Butte, except for the northern portion, Calaveras, Colusa, El Dorado, Madera, Merced, Placer, except for the Lake Tahoe Basin, Nevada, Sacramento, San Joaquin, Stanislaus, Sutter, Yolo, Yuba and others as approved by the MetroList Board of Directors from time-to-time.

MetroList FAQ

Does MetroList require virtual staging to be disclosed?: Yes, in two places. Section 11.6.1 requires “a reasonably conspicuous statement located on or adjacent to the photograph” that says it was altered and links to the unaltered original. Section 12.10(f) also requires any image showing a condition other than the as-is condition to be identified in the Public Remarks.
Can the disclosure go on the photo itself?: Section 11.6.1 allows the statement “on or adjacent to” the photo. Section 11.6 separately says photos may not contain “text, or graphics of any kind.” The rules read do not say which governs a disclosure label, so confirm with MetroList before putting text on a listing photo. Placing the statement in the photo’s description, adjacent to the image, satisfies 11.6.1 without adding text to the photo.
Do I have to include the original photo?: Yes. Section 11.6.1(b) requires an unaltered version with the listing. Placing it right next to the altered photo is recommended, not required. The statement must also link to the original by URL or QR code.
Does MetroList mention AI?: Yes. Section 8.3 bars inputting information the agent knows or should know is inaccurate, “whether created by the agent or any person or entity relied on by the agent including artificial intelligence.”
Can listing photos show people, logos or contact info?: No. Section 11.6 bars company or agent logos including signs, photographs of people including agents, and any contact information in listing photos.
What is the fine?: Section 11.6 says violations are subject to citations under Addendum B. RELTO could not read Addendum B, so confirm the amount with MetroList.

State law that applies alongside the MetroList rules: California.

Disclosure language you can copy

RELTO's recommended wording. What the MetroList rulebook says about disclosure, including where it is silent, is quoted above.

In public remarks: One or more photo(s) was virtually staged.
Extended disclaimer: Images have been virtually staged to illustrate the property's potential. Furniture and decor shown are digitally rendered and are not included with the property. Please refer to the original photographs for an accurate representation of the property's current condition.

Sources

MetroList® MLS Rules (effective June 1, 2026) — MetroList Services, Inc.
Read through a page reader that returns short excerpts. The cover reads June 1, 2026; the body header still reads July 15, 2025. Addendum B (fines) was not readable.
MetroList® MLS Rules (effective June 1, 2026) — California
California AB 723 — bill text — California
California Bus. & Prof. Code §10140.8 — California
California Bus. & Prof. Code §10185 — misdemeanor for willful violation — California
DRE Advisory: Artificial Intelligence in California Real Estate (2026-03-17) — California
CRMLS — Digitally Altered Image Guidance & FAQs (Rule 11.5.2) — California
California AI Transparency Act (SB 942) — adjacent context, not real-estate-specific — California

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All states and boards·Virtual staging guide

Informational only — not legal advice. RELTO is a virtual-staging technology provider, not a law firm, and nothing on this page creates an attorney-client relationship. 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 above is quoted from the edition named with it; MetroList may have amended it since.