2026 compliance guide for real estate professionals • Reviewed September 10, 2026
The Saskatchewan Real Estate Commission's February 2026 Bylaws retain the advertising standard in bylaw 726: advertisements must not be false, inaccurate, or reasonably capable of misleading the audience. Bylaw 727 also requires written authorization from the owner or the owner's lawful representative to advertise a property.
These rules apply when using digitally staged images. They do not themselves set a staging watermark format. Confirm board and MLS photo instructions before publication, and use disclosure that explains the digital changes without misrepresenting the property's condition.
Under section 38 of The Real Estate Act, disciplinary fines may reach $25,000 per finding and $100,000 in total for all findings. Other possible orders include reprimands, registration conditions, suspension or cancellation, education, and investigation or hearing costs.
Recommended: identify each staged image using the disclosure method accepted by your board or listing platform, and explain the staging in public listing remarks. Check image-overlay rules before adding a watermark. Keep the disclosure visible when images are shared or cropped.
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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