2026 compliance guide for real estate professionals • Reviewed September 10, 2026
Section 41 of British Columbia's Real Estate Services Rules prohibits advertising that a licensee knows, or reasonably ought to know, contains false or misleading information about real estate or real estate services.
BCFSA's Artificial Intelligence Guideline specifically addresses virtual staging. It advises labelling altered or enhanced photos and videos and reviewing AI output before use. This is the regulator's guidance on meeting existing obligations; it does not prescribe a particular watermark phrase, size, or position. A label cannot excuse misleading alterations to the property. Confirm additional board and MLS requirements, including whether unstaged photographs must accompany staged versions.
BCFSA lists maximum discipline penalties of $250,000 per contravention for a licensee and $500,000 for a brokerage. Possible sanctions also include remedial education, enhanced supervision, and licence suspension or cancellation. The outcome depends on the misconduct and enforcement process.
Clearly identify altered photos and videos, and check the board's permitted disclosure format before publishing. Review the entire image for unintended changes to the property.
Compare every generated image with the original before publishing. Keep room dimensions, windows, finishes, fixtures, exterior views, and visible defects accurate. Adding furniture should not create the impression that renovations have already been completed.
Recommended: retain original photographs, staged versions, and the final disclosures. Include originals in the gallery where permitted or required. Only promise that originals are included or available on request when that is true.
Ask your brokerage and board for their current image rules, including required labels, captions, original photographs, and display order. Review the published result on each marketing channel; a disclosure in one place may not accompany a syndicated image.
Describe the edits accurately and replace every bracketed placeholder. Check the required wording, image placement, MLS fields, and original-photo access described above. Use custom image labels only where permitted. A template does not authorise an otherwise prohibited or misleading alteration.
“The identified images have been digitally altered with virtual furniture and decor. These items are not physically present. View the corresponding original, unaltered photographs at: [PUBLIC ORIGINAL-IMAGE LINK].”
“Digitally altered / virtually staged image. The furniture and decor shown were digitally added and are not physically present. View the original, unaltered image: [PUBLIC ORIGINAL-IMAGE LINK].”
“This photograph has been digitally altered with virtual furniture and decor. These items are not physically present. Compare the clearly identified original, unaltered image shown alongside it or at: [PUBLIC ORIGINAL-IMAGE LINK].”
“DIGITALLY ALTERED / VIRTUALLY STAGED – Original image: [PUBLIC URL OR QR CODE]”
Guide reviewed September 10, 2026. Links below include legislation, regulator guidance, and board or MLS materials. Their scope differs: a board rule is not statewide law, and a regulator homepage is not proof that no other rules exist. This guide does not verify every local MLS policy. Confirm the current requirements before publishing.
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