Does San Diego MLS require virtual staging to be disclosed?

Yes. SDMLS treats a virtually staged photo as a “digitally altered image” under California Business and Professions Code § 10140.8(b) (§ 7.4.2). Section 7.4.3 requires the label “Digitally Altered” on the image record, an upload of the unaltered original, and the original’s public URL pasted into the altered image’s description field.

Can I put a “Virtually Staged” watermark on the photo for San Diego MLS?

No. Section 7.4.3(a) says “The listing broker is not permitted to watermark or embed the disclosure directly onto the photo itself,” and § 7.4.4 says digitally altered images “must not include text, watermarks, contact information, or promotional material.” The disclosure goes in the photo’s label and description fields instead.

What label does San Diego MLS require?

The exact words “Digitally Altered” (§ 7.4.3(a)). This differs from CRMLS, whose Rule 11.5.2 accepts several labels.

Do I have to upload the original photo?

Yes. Section 7.4.3(b) through (d) require uploading the unaltered original, copying the public URL SDMLS assigns it, and pasting that URL into the altered image’s description field. The rules quoted here do not say where in the photo order the original must sit.

Can listing photos show a for sale sign, logo or contact info?

No. Section 11.5 prohibits branding media with any information or additional images, including photos displaying for sale signs, and § 7.4.4 bars contact information and promotional material on altered images.

Do the rules apply when I post a staged photo on social media or my website?

Yes, for advertising. Section 12.8 says an advertisement that uses a digitally altered image must show the photo’s label field and its description field with the URL to the original.

California

SDMLS: virtual staging rules

What SDMLS 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 SDMLS rulebook

Quoted from “San Diego MLS Rules & Regulations”, effective April 20, 2026; read by RELTO on October 28, 2026.

What counts as a digitally altered image · § 7.4.2

For purposes of these rules, “digitally altered images” has the meaning given to it in section 10140.8(b) of the California Business and Professions Code.

How to enter a digitally altered image · § 7.4.3

If the listing broker includes a digitally altered image on any submission to the service, the broker must follow the MLS’s published instructions for obtaining the publicly accessible URL of the original image and placing that URL in the description field of the altered image: (a) Include the label “Digitally Altered” on the digitally altered image. The listing broker is not permitted to watermark or embed the disclosure directly onto the photo itself. (b) Upload a copy of the image free of digital alteration (“the original image”) to the service, to which the service will assign a public URL. (c) Copy the service’s public URL from the original image. (d) Paste the service’s public URL for the original image into the description field of the digitally altered image.

What an altered image may not include, and enforcement · § 7.4.4

Digitally altered images must not include text, watermarks, contact information, or promotional material. Submission of a digitally altered image without required disclosure and original-image access constitutes a violation, subject to citation and removal under Section 14 (Violations, Sanctions).

Branding, text and people in listing media · § 11.5

In addition, San Diego MLS reserves the right to reject or remove any Media submitted that includes any text, advertising or promotion of the participant or subscriber or people, or other content that San Diego MLS reasonably believes to be inappropriate. Participants and subscribers are prohibited from branding Media with any information or additional images, including but not limited to photos displaying “for sale” signs posted on the listed property, although San Diego MLS may brand, watermark or otherwise modify any Media to police, track or protect San Diego MLS’s rights.

Primary photo · § 11.5.1

A digitally altered image may be designated as the primary photo, provided it meets the requirements of Section 7.4.

Altered images in advertising · § 12.8

If a digitally altered image is included in an advertisement, the advertising Participant or Subscriber must include in the display the label field of the photo from the service, which indicates that the image is digitally altered, and the description field of the photo, which includes a URL to access to the original unaltered image in accordance with California law.

Where the rules apply

San Diego County. SDMLS describes itself as San Diego County’s regional multiple listing service and shares data with CRMLS, CLAW and MLSListings.

SDMLS FAQ

Does San Diego MLS require virtual staging to be disclosed?: Yes. SDMLS treats a virtually staged photo as a “digitally altered image” under California Business and Professions Code § 10140.8(b) (§ 7.4.2). Section 7.4.3 requires the label “Digitally Altered” on the image record, an upload of the unaltered original, and the original’s public URL pasted into the altered image’s description field.
Can I put a “Virtually Staged” watermark on the photo for San Diego MLS?: No. Section 7.4.3(a) says “The listing broker is not permitted to watermark or embed the disclosure directly onto the photo itself,” and § 7.4.4 says digitally altered images “must not include text, watermarks, contact information, or promotional material.” The disclosure goes in the photo’s label and description fields instead.
What label does San Diego MLS require?: The exact words “Digitally Altered” (§ 7.4.3(a)). This differs from CRMLS, whose Rule 11.5.2 accepts several labels.
Do I have to upload the original photo?: Yes. Section 7.4.3(b) through (d) require uploading the unaltered original, copying the public URL SDMLS assigns it, and pasting that URL into the altered image’s description field. The rules quoted here do not say where in the photo order the original must sit.
Can a virtually staged photo be the primary photo on San Diego MLS?: Yes, if it meets Section 7.4: “A digitally altered image may be designated as the primary photo, provided it meets the requirements of Section 7.4” (§ 11.5.1).
Can listing photos show a for sale sign, logo or contact info?: No. Section 11.5 prohibits branding media with any information or additional images, including photos displaying for sale signs, and § 7.4.4 bars contact information and promotional material on altered images.
Do the rules apply when I post a staged photo on social media or my website?: Yes, for advertising. Section 12.8 says an advertisement that uses a digitally altered image must show the photo’s label field and its description field with the URL to the original.
What happens if I get it wrong?: Section 7.4.4 makes an altered image submitted without the disclosure and original-image access a violation “subject to citation and removal under Section 14.” The fine schedule RELTO read did not tie a dollar amount to this rule, so confirm the amount with SDMLS.

State law that applies alongside the SDMLS rules: California.

Disclosure language you can copy

RELTO's recommended wording. What the SDMLS 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

San Diego MLS Rules & Regulations (April 2026) — San Diego MLS
Read through a page reader that returns short excerpts. Sections 7.4.3(a) and 7.4.4 were re-read on their own. Section 12.10 was not reachable in the extracted text.
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

Stage compliantly on SDMLS

RELTO applies your board's disclosure to every MLS download, free tier included. Free to start, no credit card.

Stage a photo free

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; SDMLS may have amended it since.