Is virtual staging allowed on West Penn Multi-List?

Yes, for interiors. Rule 3.22 defines virtual staging to include AI programs and says “Any virtual staging of the images shall be only of the interior of the property.” The only exterior change allowed is a twilight or similar background, which needs the Digitally Enhanced box checked.

How do I disclose virtual staging on West Penn?

Check the YES box for virtual staging. Rule 3.22 says a staged listing without that box checked goes to the Board of Directors for a fine.

Can I put a “Virtually Staged” label on the photo?

The rule says staging may not include “words or descriptions across the image.” The YES box is the disclosure West Penn asks for, so keep the photo clean.

What edits does West Penn prohibit?

Staging the exterior (except twilight), adding views that do not exist such as a golf course, lake, ocean or mountain, hiding conditions like holes in the wall, exposed wiring or damaged flooring, and using small furniture to make a room look bigger.

Can a staged photo be the first photo?

No for slot 1 in practice: Rule 3.21 requires an exterior view of an entrance in slot 1, and Rule 3.22 bars staging exteriors.

$500 per occurrence, and the photo is removed. Repeat violations can rise by $500 per occurrence each time.

Pennsylvania

West Penn Multi-List: virtual staging rules

What West Penn Multi-List 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 West Penn Multi-List rulebook

Quoted from “West Penn Multi-List, Inc. Rules and Regulations”, effective June 29, 2026; read by RELTO on October 28, 2026.

Virtual staging defined, including AI · Rule 3.22

Virtual Staging is defined as using a photo editing software, website, artificial intelligence (AI program) or other means to create a photo, image or conceptual rendering of what the interior room(s) and/or interior of the property would look like if the current image was staged to appear differently than at the time the photo or image was taken.

Interior only · Rule 3.22 (interior only)

Any virtual staging of the images shall be only of the interior of the property and no photos of the exterior of the property shall be virtually staged.

Required disclosure: the YES box · Rule 3.22 (disclosure)

The Agent is required to click on the YES box for virtual staging. If this box is not checked YES and the listing has been staged, the infraction will be brought before the Board of Directors of West Penn Multi-List, Inc. for a fine.

Twilight is the only exterior change allowed · Rule 3.22 (twilight)

Altering the background of the exterior of the home, i.e., Twilight or similar feature, is the ONLY allowable exterior virtual staging feature permitted. The Agent is REQUIRED to click YES on the Digitally Enhanced box if Twilight was utilized.

No fake views · Rule 3.22 (views)

Subscribers also are not permitted to include visual elements concerning the property which do not exist, such as the inclusion of a golf course, lake, ocean, mountain, or any other scene or location which is not an accurate description of the actual background of the subject property.

No hiding defects · Rule 3.22 (condition)

Subscribers also should not modify visual elements of the interior of the property, such as holes in the wall, exposed wiring, damaged flooring, or any other condition of the property itself.

No branding, people or words on staged images · Rule 3.22 (branding and text)

The use of virtual staging shall also not include branding, nor shall it include images of people or words or descriptions across the image.

No undersized furniture · Rule 3.22 (dimensions)

The image also shall not distort the dimensions of a room or space by placing small furniture within a room to make the room appear larger or any other distortion of the actual dimensions of the image itself.

Fine · Rule 3.22 (fine)

A fine shall be imposed upon the Subscriber who violates the Virtual/Digital Staging of Images rule. The initial fine shall be in the amount of $500.00 per occurrence, and the staged or modified photo shall be removed from the listing. In the event of repeat violations of this rule, the fine may be increased at the discretion of the West Penn Multi-List, with the amount of each subsequent violation increasing $500.00 per occurrence. This is not relative to the use of twilight.

First photo must be an exterior entrance · Rule 3.21 (slot 1)

In SLOT #1 of the image sequence, an EXTERIOR VIEW of an ENTRANCE of the dwelling/main structure (if residential) or building/main structure (if commercial) is mandatory.

No people · Rule 3.21 (people)

Each image that is added to the Online System shall not include images of individuals in the home. The inclusion of images (including photos) of children or other individuals on the property is strictly prohibited.

No advertising in photos · Rule 3.21 (advertising)

The placement of any type of advertisement, including a link, QR code, address, phone number, or any other information within the body of ALL photographs submitted to the West Penn Multi-List, Inc. is expressly prohibited.

Fines that apply

Virtual/Digital Staging of Images rule, per occurrence (photo removed; each repeat may rise $500) (3.22): $500, no warning
Slot 1 not an exterior entrance view (3.21): $100, no warning

Where the rules apply

Western Pennsylvania (Pittsburgh region). The rules read do not state a service area.

West Penn Multi-List FAQ

Is virtual staging allowed on West Penn Multi-List?: Yes, for interiors. Rule 3.22 defines virtual staging to include AI programs and says “Any virtual staging of the images shall be only of the interior of the property.” The only exterior change allowed is a twilight or similar background, which needs the Digitally Enhanced box checked.
How do I disclose virtual staging on West Penn?: Check the YES box for virtual staging. Rule 3.22 says a staged listing without that box checked goes to the Board of Directors for a fine.
Can I put a “Virtually Staged” label on the photo?: The rule says staging may not include “words or descriptions across the image.” The YES box is the disclosure West Penn asks for, so keep the photo clean.
What edits does West Penn prohibit?: Staging the exterior (except twilight), adding views that do not exist such as a golf course, lake, ocean or mountain, hiding conditions like holes in the wall, exposed wiring or damaged flooring, and using small furniture to make a room look bigger.
Can a staged photo be the first photo?: No for slot 1 in practice: Rule 3.21 requires an exterior view of an entrance in slot 1, and Rule 3.22 bars staging exteriors.
What is the fine?: $500 per occurrence, and the photo is removed. Repeat violations can rise by $500 per occurrence each time.

State law that applies alongside the West Penn Multi-List rules: Pennsylvania.

Disclosure language you can copy

RELTO's recommended wording. What the West Penn Multi-List 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

West Penn Multi-List Rules and Regulations (effective June 29, 2026) — West Penn Multi-List, Inc.
Read through a page reader that returns short excerpts; multi-sentence quotes were joined in order. The cover was re-read and states June 29, 2026.
West Penn Multi-List Rules and Regulations (effective June 29, 2026) — Pennsylvania
49 Pa. Code § 35.305 — Business name on advertisements — Pennsylvania
49 Pa. Code § 35.304 — Disclosure of licensure when advertising own real estate — Pennsylvania
49 Pa. Code Subchapter E — Standards of Conduct and Practice (index) — Pennsylvania
Bright MLS — Rules Governing Use of Bright’s Services (effective July 22, 2026) — Pennsylvania
West Penn Multi-List — Rules and Regulations, Rule 3.22 (rules effective June 29, 2026) — Pennsylvania
49 Pa. Code § 35.307 — Advertisements of sales volume, market position and numbers of offices — Pennsylvania

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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; West Penn Multi-List may have amended it since.