Is virtual staging legal in Canada?

Yes, when it is disclosed and does not misrepresent the property. Provincial regulators enforce this: RECO in Ontario requires digitally altered images to be clearly labelled, and BCFSA has penalised an agent for undisclosed virtual staging.

Do I have to disclose virtual staging on the MLS® in Calgary?

Yes. CREB® MLS® Rule 2.04 requires virtually staged images to be disclosed in the listing's public remarks, and bans images that change walls, layout or windows.

Rules last checked October 23, 2026.

Virtual staging in Canada

Stage vacant listings for REALTOR.ca and your local MLS® in seconds. Canada's rules are set province by province, so below is what regulators and MLS® boards in Ontario, British Columbia and Alberta say about virtually staged photos, checked against the original source.

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What Canadian agents need to do

Ontario: RECO says agents must clearly label any digitally altered images, and virtual staging must accurately reflect the property's permanent features. PropTx MLS® Rule 5.01, used by TRREB members, bans altered or digitally staged images that do not accurately depict the property.
British Columbia: BCFSA lists digitally altered photos as a form of misleading advertising. In Evans (2024) an agent was penalised $6,000 for virtually staged bedroom photos that were not disclosed until after an offer.
Alberta: CREB® MLS® Rule 2.04 requires virtually staged images to be disclosed in the public remarks and bans "virtually enhanced" images that change walls, layout or windows.
Everywhere: add furniture only. RECO fined two agents $5,000 each for editing hydro towers out of a listing photo.

This is a summary for agents, not legal advice.

Rules for virtually staged photos in Canada

Each rule was read in its original source. Quotes are verbatim; summaries are ours.

RECO Guidance: Use of Artificial Intelligence (visual transparency)

Covers edited or staged images

Ontario · Regulator guidance · Guidance · RECO Guidance - Use of Artificial Intelligence, 'AI in Practice: Maintain visual transparency'; cites TRESA ss. 26, 34, 35, 37 and O. Reg. 365/22 ss. 5, 8, 12

Ontario's regulator says brokerages and agents must make sure virtual staging or AI modifications accurately reflect a property's permanent features and must clearly label any digitally altered images. AI-enhanced visuals must comply with all TRESA advertising obligations.

Disclosure: Clearly label any digitally altered images; location of the label is not specified.
Original photo: Not specified
Effective: October 22, 2026
Last verified: October 23, 2026

“Maintain visual transparency: Ensure virtual staging or AI modifications accurately reflect permanent features and clearly label any digitally altered images.”

Source: RECO Guidance - Use of Artificial Intelligence

The date is the page's publication metadata (2026-10-22); the page itself shows no issue date. This is regulator guidance framed as 'must', but the label wording and placement are not prescribed.

RECO Discipline Committee: D'Amico (hydro towers edited out of listing photo)

Covers edited or staged images

Ontario · Decision · In force · RECO Discipline Committee, File #2020100637, Penalty and Reasons for Decision (signed April 14, 2026; posted April 17, 2026); finding decision released September 23, 2025

Two co-listing registrants edited hydro towers out of a listing photo in 2020 and circulated it without disclosing the edit. The panel found breaches of ss. 38 and 39 of the former Code of Ethics. It fined each $5,000 and ordered each to take RECO's advertising compliance course.

Disclosure: The panel faulted circulating the edited photo without any disclaimer or indication that it had been modified; no specific wording or placement is set out.
Original photo: Not specified
Penalty: $5,000 fine for each registrant plus completion of RECO's 'MCE Advertising Compliance' course
Effective: April 2026
Last verified: October 23, 2026

“permitting the photograph to be circulated without any disclaimer or indication that it had been modified.”

Source: RECO v. Angelo Christopher D'Amico and Dayana D'Amico - Penalty and Reasons for Decision

Medium confidence: see the note below.

This case removed a real feature (hydro towers); it is not about adding virtual furniture. The conduct dates from 2020 under the former REBBA 2002 Code of Ethics (ss. 38 and 39). I read the penalty decision, a scanned PDF processed with OCR, but not the September 2025 finding decision. RECO's summary is at https://www.reco.on.ca/enforcement/recent-regulatory-actions/.

PropTx MLS® Rules, Rule 5.01 (images; Toronto-area MLS)

Covers edited or staged images

Ontario · MLS rule · In force · PropTx MLS® Rules (effective December 2, 2024), Article 5 - Advertising, Rule 5.01(a)

PropTx, the MLS® system used by TRREB members, bars digitally altered images from listings, including AI-created, altered or enhanced images and digital staging, when they do not accurately depict the listed real estate. The rule does not prescribe a label, and it does not say that staging which depicts the property accurately must be disclosed.

Disclosure: Not specified
Original photo: Not specified
Penalty: Not specified in the rule; Rule 2.02 says non-compliance is handled under the Association's professional standards and disciplinary procedures.
Effective: December 2, 2024
Last verified: October 23, 2026

“Digitally altered images including the use of any artificial intelligence (“AI”) system or technology to create, alter, or enhance images or digital staging that do not accurately depict the listed real estate”

Source: PropTx MLS® Rules, effective December 2, 2024

Binds PropTx MLS® users, not the general public. Whether staging that depicts the property accurately is allowed without a label is not stated; RECO's AI guidance separately expects altered images to be labelled.

BCFSA Advertising Guidelines - Photo-enhancing Software

Covers edited or staged images

British Columbia · Regulator guidance · Guidance · BCFSA Knowledge Base, Advertising Guidelines, section (e) 'Photo-enhancing Software'; references Real Estate Services Rules ss. 40-42

BCFSA tells licensees not to alter or enhance photos in any way that misrepresents the property. Editing out a garbage can or a parked car is acceptable. Removing nearby power lines, or changing any physical characteristic so that it misrepresents the property, is not.

Disclosure: Not specified
Original photo: Not specified
Effective: May 4, 2021
Last verified: October 23, 2026

“removing nearby power lines or changing any physical characteristic of a property such that it results in a misrepresentation would not be acceptable.”

Source: Advertising Guidelines (BCFSA)

Does not mention virtual staging by name or prescribe a disclosure label. The date is the page's 'Published on' date.

BCFSA Consumer Guide to Advertising - digitally altered photos

Covers edited or staged images

British Columbia · Regulator guidance · Guidance · BCFSA, Consumer Guide to Advertising, 'Are there rules for advertising my listing?'

BCFSA's guide for sellers lists digitally altered or enhanced photos as one form of false or misleading advertising, and tells sellers to work with their licensee to keep marketing clear and accurate.

Disclosure: Not specified
Original photo: Not specified
Effective: Not stated
Last verified: October 23, 2026

“Some forms of false or misleading advertising include digitally altered or enhanced photos and untrue claims about the property such as its size or its contents.”

Source: Consumer Guide to Advertising (BCFSA)

Plain-language consumer guidance, not a rule. Read with BCFSA's licensee guidelines, which treat edits as a problem only when they misrepresent the property.

BCFSA: Evans (Re) - undisclosed virtual staging and edited MLS photos

Covers edited or staged images

British Columbia · Decision · In force · Evans (Re), 2024 BCSRE 59 (reconsideration, 2024-09-04), confirming Notice of Administrative Penalty, Evans (Re), 2024 BCSRE 61 (2024-01-25)

A listing agent posted MLS photos with virtually staged bedrooms and personal belongings edited out, without disclosing the changes before an offer was accepted. BCFSA found breaches of Rule 34 (reasonable care and skill) and Rule 41 (misleading advertising) and confirmed the penalties on reconsideration.

Disclosure: The breach was failing to disclose that the MLS photos were digitally modified. A remarks note ('Bedrooms virtually staged...') was added only after the offer, which did not cure it. No required wording was set.
Original photo: Not specified
Penalty: $6,000 total administrative penalties ($5,000 under Rule 34; $1,000 under Rule 41)
Effective: September 4, 2024
Last verified: October 23, 2026

“I find that the respondent contravened Rule 34 and Rule 41, by failing to disclose that the photographs of the property advertised on MLS were digitally modified.”

Source: Evans (Re), 2024 BCSRE 59 - Reasons for Decision regarding Administrative Penalty Reconsideration Request

Fact-specific: the sale included the furnishings, so the photos misrepresented contents as well as rooms. Notice of penalty: https://www.bcfsa.ca/media/3821/download.

CREB® MLS® System Listing Rules, Rule 2.04(g)-(h) (virtual staging disclosure; virtual enhancing banned)

Covers edited or staged images

Alberta · MLS rule · In force · CREB® Rules, Part III (MLS® System Listing Rules), Rules 2.04(g) and (h); definitions 1.01(gg)-(hh); sanctions 9.01

On Calgary's MLS®, listing brokerages using virtually staged images must disclose that in the public remarks. 'Virtually enhanced' images (changing walls, layout or windows in ways that would materially affect value) and any photos that may misrepresent the property are not permitted. Virtual staging is defined as adding realistically sized, unattached chattels.

Disclosure: Disclose the use of virtually staged images in the public remarks on the Board's MLS® System. Rule 2.04(b) separately bars wording on photos other than 'Sample Photo'.
Original photo: Not specified
Penalty: Rule 9.01: Educational Advisory for a first violation; $250 fine for the second; $500 for the third; a disciplinary hearing for the fourth and later. CREB may also withdraw the listing.
Effective: August 22, 2022
Last verified: October 23, 2026

“When using Virtually Staged property images, images of a show home or show suite, or artist’s renderings, the Listing Brokerage must disclose this fact in the public remarks on the Board’s MLS® System.”

Source: CREB® Rules, Effective January 2016 (Revised August 22, 2022)

Medium confidence: see the note below.

This is the August 2022 CREB revision. Alberta boards later adopted provincial MLS® rules (January 2024 version, hosted by CARA) that reportedly keep the same 2.04(g)/(h) text, but that PDF returned 403 and was not read. Confirm the current text with CREB or Pillar 9.

Competition Act general impression test (photos and illustrations)

Listing photos must be accurate

Canada · Regulator guidance · Guidance · Competition Act s. 52 and para. 74.01(1)(a); Competition Bureau 'The general impression test'

The Competition Bureau says courts judge an ad by its general impression, not just its literal words, and that a photo or illustration can make a literally true ad misleading. It also advises against using illustrations that differ from the product being sold. This is general advertising guidance and does not mention real estate or virtual staging.

Disclosure: Not specified; the Bureau warns that fine print disclaimers often fail to change the general impression of an ad.
Original photo: Not specified
Penalty: Per the Bureau's page: civil administrative monetary penalties up to $750,000 (individuals) / $10,000,000 (corporations) on first occurrence; criminal fines up to $200,000 and/or 1 year on summary conviction, or court-discretion fines and/or up to 14 years on indictment.
Effective: Not stated
Last verified: October 23, 2026

“The text of the marketing message is literally true, but the accompanying photo or illustration creates a false or misleading impression.”

Source: The general impression test - Competition Bureau Canada

General federal law on misleading advertising; no Bureau guidance specific to listing photos or virtual staging was found. Penalty figures are as stated on the Bureau's 'False or Misleading Representations and Deceptive Marketing Practices' page (modified 2026-02-19); check the Act for the current maximums.

CREA REALTOR® Code, Article 13 (Advertising - Content/Accuracy)

General advertising law

Canada · Industry code · In force · REALTOR® Code, Article 13 interpretation and 13.2; see also Article 3.2

CREA's members' code requires all advertising and promotion of properties to accurately reflect the property, and treats every page of a REALTOR®'s website as advertising. Article 3.2 bars intentionally misleading anyone about a property. It does not mention photos, image editing or virtual staging.

Disclosure: Not specified
Original photo: Not specified
Effective: Not stated
Last verified: October 23, 2026

“All Advertising and promotion of properties shall accurately reflect property and other details and prominently display the name of the brokerage and any additional information required by provincial regulation.”

Source: REALTOR® Code (CREA)

Trust in Real Estate Services Act, 2002, s. 37 (False advertising)

General advertising law

Ontario · Law · In force · Trust in Real Estate Services Act, 2002, S.O. 2002, c. 30, Sched. C, s. 37 (registrar orders under s. 38)

Ontario registrants must not make false, misleading or deceptive statements in any advertising about trading in real estate. The section is general and does not mention photos or staging; RECO's AI guidance cites it as the basis for its labelling expectation.

Disclosure: Not specified
Original photo: Not specified
Effective: Not stated
Last verified: October 23, 2026

“No registrant shall make false, misleading or deceptive statements in any advertisement, circular, pamphlet or material published by any means relating to trading in real estate.”

Source: Trust in Real Estate Services Act, 2002 (e-Laws)

General misleading-advertising ban; it does not address photos or virtual staging. Under s. 38 the registrar may order a registrant to stop using material or to publish a correction.

TRESA Code of Ethics, O. Reg. 365/22, s. 5 (Misrepresentation)

General advertising law

Ontario · Law · In force · O. Reg. 365/22 (Code of Ethics), s. 5

Ontario registrants must make best efforts to ensure their representations are accurate and not misleading, and must not engage in misrepresentation. The section is general and does not mention photos or staging.

Disclosure: Not specified
Original photo: Not specified
Effective: December 1, 2023
Last verified: October 23, 2026

“shall make best efforts to ensure that any representations are accurate and are not misleading”

Source: O. Reg. 365/22: Code of Ethics (e-Laws)

General duty only. The date shown is the start of the current consolidation period. The Code of Ethics has no advertising section; brokerage-name advertising rules are in O. Reg. 567/05, s. 12.1.

BC Real Estate Services Rules, s. 41 (False or misleading advertising prohibited)

General advertising law

British Columbia · Law · In force · Real Estate Services Rules, B.C. Reg. 209/2021, s. 41 (designated Category D under s. 26)

BC licensees must not publish real estate advertising that they know, or reasonably ought to know, contains a false or misleading statement or misrepresentation. The rule itself is general and does not mention photos; BCFSA has applied it to undisclosed digitally altered listing photos (see Evans).

Disclosure: Not specified
Original photo: Not specified
Penalty: Category D administrative penalty: $1,000 base for a first contravention, $2,000 for a subsequent one, plus $250 per day while it continues, up to the RESA s. 56(2) maximum.
Effective: August 1, 2021
Last verified: October 23, 2026

“A licensee must not publish real estate advertising that the licensee knows, or reasonably ought to know, contains a false or misleading statement or misrepresentation concerning real estate”

Source: Real Estate Services Rules (BC Laws, consolidation current to October 6, 2026)

General rule; photo-specific application comes from BCFSA guidance and decisions.

Alberta Real Estate Act Rules, s. 42(a) (misleading representations)

General advertising law

Alberta · Law · In force · Real Estate Act Rules (Alberta), s. 42(a); Schedule 5 administrative penalties

Alberta licensees must not make reckless or intentional representations, or carry on conduct, that misleads or deceives anyone or is likely to. RECA's advertising page says licensee advertising must be truthful and not misleading. Neither source mentions photos or virtual staging.

Disclosure: Not specified
Original photo: Not specified
Penalty: Schedule 5 lists s. 42 contraventions with a $1,500 administrative penalty.
Effective: Not stated
Last verified: October 23, 2026

“make representations or carry on conduct that is reckless or intentional and that misleads or deceives any person or is likely to do so;”

Source: Real Estate Act Rules (RECA)

General misrepresentation rule only. No RECA guidance specific to virtual staging was found on reca.ca, and RECA's Advertising Guidelines (January 2016) do not address altered photos. Brokerage-level advertising rules also apply.

What we could not verify

We list these so you know to check them yourself. We do not publish a rule we could not read in its source.

RECA guidance specific to virtual staging (Alberta): No such guidance was found on reca.ca (site search, the Advertising page and the January 2016 Advertising Guidelines PDF, which does not mention altered photos or staging). Only vendor blogs refer to Alberta staging rules, and they cite MLS rules, not RECA. It may exist in a members-only area or a bulletin I couldn't reach.
Alberta Provincial MLS® System Listing & Practice Rules (Pillar 9 boards), January 2024 (Alberta): The primary PDF (caraknowledgebase.ca) returned HTTP 403, and an Alberta REALTORS® summary chart returned 404. Search snippets suggest the same 2.04(g)/(h) wording as the CREB rules, but We did not read it.
REALTOR.ca listing content policy on altered or virtually staged photos (Canada): No REALTOR.ca or CREA policy specific to altered photos was found. REALTOR.ca shows board MLS® data, so board rules govern. A trade-press article (REM) says CREA does not regulate AI use in listings, but that is secondary.
CREA DDF® (Data Distribution Facility) rules on images (Canada): No public DDF policy text on image alteration was found or read.
CREA Café articles on AI or virtual staging (e.g., 'Should REALTORS® Explore Using AI Home Staging?', May 20, 2025) (Canada): Read, but these are editorial pieces quoting individual REALTORS® (e.g., suggesting disclosure and showing empty-room photos), not CREA rules or policy. The older archived CREA Café article that vendor sites quote ('digitally rendered' disclosure advice) was unreachable (DNS failure).
Greater Vancouver REALTORS® / BC MLS® rules on photographs and virtual staging (British Columbia): The board's MLS® rules appear to be members-only. No public rule text was found or read.
BCREA speaking points on AI-edited listing photos (British Columbia): Seen only as a search snippet; not read. It is a trade association document, not a regulator.
RECO D'Amico finding decision (September 23, 2025), paras. 123 and 179 (Ontario): The penalty decision says rules requiring disclaimers on modified photos have existed 'since 2020' and points to these paragraphs. We did not read the finding decision, so which rules (MLS or regulatory) it means is unknown.
Competition Bureau guidance specific to real estate listing photos (Canada): None found. Only general guidance on misleading representations and the general impression test exists, recorded above.

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Questions about virtual staging in Canada

Is virtual staging legal in Canada?: Yes, when it is disclosed and does not misrepresent the property. Provincial regulators enforce this: RECO in Ontario requires digitally altered images to be clearly labelled, and BCFSA has penalised an agent for undisclosed virtual staging.
Do I have to disclose virtual staging on the MLS® in Calgary?: Yes. CREB® MLS® Rule 2.04 requires virtually staged images to be disclosed in the listing's public remarks, and bans images that change walls, layout or windows.