The Universal Virtual Staging Disclosure Phrase (Copy + Paste)

The phrase

This image has been digitally altered with generative AI virtual staging. The original, unaltered photograph is available at [URL/QR code]. Furniture and décor are not included in the sale. No structural elements, finishes, fixtures, or landscaping of the actual property have been modified in this image.

What each part of the block addresses

• AB 723, §10140.8(a)(1): a statement that the image has been altered.
• AB 723, §10140.8(a)(1): the statement must be reasonably conspicuous and on or adjacent to the image (it sits on the image).
• AB 723, §10140.8(a)(1)–(2): a link, URL or QR code to the original, unaltered image (when you fill in the link).
• NAR Article 12 — "true picture" obligation.
• NAR SoP 12-10 — anti-manipulation of listing content.
• CRMLS Rule 11.5.2 — labeling plus parallel original.
• HAR watermark wording — "image does not represent actual property as is" equivalent.
• REBNY watermark wording — "Furniture Not Included" equivalent.
• Canopy MLS §1.18.1 — on-image disclosure (not just caption).
• NWMLS Rule 105(d) — "virtually staged" label.
• Wisconsin Act 69 (effective Jan 1, 2027): disclosure when an ad was altered with technology in a way that could mislead.
• NY DOS Trend Alert / RPL §441-c — non-deceptive advertising.
• E&O defense posture — eliminates the "concealment" pleading that triggers AI exclusions.

Placement requirements

For maximum legal posture, burn the disclosure into the bottom 8% of the rendered image. Use a minimum font size equivalent to 14px on a 1920×1080 frame (this remains legible at the typical MLS thumbnail size). Semi-transparent background or contrasting font color is fine, but legibility wins over aesthetics.

Keep the original, unaltered photo published or linked next to the altered one. In California that link is required; elsewhere it is the clearest way to show buyers what changed.