Virtual staging has become a valuable tool for showcasing a home’s potential. When used correctly, it helps buyers visualize scale, layout and function without the cost or logistics of physical staging. However, there are clear rules and legal considerations that MLS participants must follow to ensure accuracy, transparency and compliance.
Below is a refresher on what is allowed, what is not, and why it matters.
Virtual Staging Guidelines for MLS Photos
Virtual staging is designed to show furnishings and décor only, helping buyers visualize a home’s layout and potential. Adding people or lifestyle elements is not allowed.
Do:
- Showcase furniture
- Include décor and accessories
- Use rugs and artwork
Do not:
- Add people or pets
- Include lifestyle scenes (e.g., families dining, children playing)
- Insert digitally added human figures
- Include signage
Disclosure:
- Any virtual staging must be clearly disclosed so members and consumers know the images have been altered.
Legal Considerations: Wisconsin Act 69 and Fair Housing
Under 2025 Wisconsin Act 69, agents are required to clearly disclose whenever technology is used to modify listing photos or advertisements, because these changes could mislead consumers. Failing to disclose such digital modifications could constitute a statutory violation under Wis. Stat. § 452.136(1m) once the Act takes effect in 2027. Even under the current law, failing to disclose digital modifications may constitute false advertising and violate Wis. Stat. § 452.136(1).
Including people in listing photos can sometimes create risks under both federal and local Fair Housing laws. Such images might unintentionally suggest a preference for certain protected classes, including race, color, religion, sex, national origin, familial status or disability. Because of this, any depictions of individuals should be used very carefully.