Rule 1.25.1 of the Houston MLS has TWO different rules: furniture-only virtual staging needs only a Photo Description note, while altering real property characteristics needs an exact-wording watermark plus the unaltered original as an adjacent image.
Houston's MLS splits the rule in two, and most guides get this wrong. If you only added furniture or wall décor — personal property that doesn't convey — HAR Rule 1.25.1 requires no watermark at all; you just state in the Photo Description that the image was virtually staged. But if you altered actual property characteristics, the image must carry the exact disclaimer "Image does not represent actual property as is" across the bottom at 1024 x 89 pixels minimum in Arial, cannot be the primary photo, and the unaltered same-view image must sit adjacent to it.
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| Disclosure required | Yes |
|---|---|
| Required label wording | Exact required disclaimer for real-property alterations: "Image does not represent actual property as is" — visible and legible across the bottom of the image, at least 1024 x 89 pixels, Arial font. NOTE: furniture-only virtual staging requires NO watermark; the disclosure goes in the Photo Description field ("clearly indicate the image has been virtually staged"). |
| Label placement | Across the bottom of the altered image, for real-property alterations only. The unaltered image of the same view must be submitted as an ADJACENT image, and the altered image may not be used as the primary image. |
| Listing description must disclose | No |
| Original photo required | Yes |
Alterations this rule covers:
Effective 2026-06-08.
HAR Rule 1.25.1 does not state a specific fine, and the published HAR fine list has no line item for virtual staging or altered images, so no specific dollar amount is verified for a 1.25.1 violation. General MLS discipline applies under the rulebook's schedule; agents should confirm current penalties with HAR compliance.
Not for furniture-only staging. Rule 1.25.1 scopes the watermark requirement to images "modified or enhanced to alter real property characteristics." Adding furnishings and wall décor that are personal property requires only a note in the Photo Description field.
"Image does not represent actual property as is" — visible and legible across the bottom of the image, at least 1024 x 89 pixels, Arial font, per Rule 1.25.1.
No. Rule 1.25.1 states images where real property is digitally altered may not be used as the primary image, and the listing agent must submit an unaltered image of the same view as an adjacent image.
This page summarizes publicly available rules for general information and is not legal advice. Confirm current requirements with the cited source or your broker or legal counsel before relying on it.