How to add an AB 723 compliance overlay to your virtual staging photos (free tutorial)

What you need

For each digitally altered listing photo, AB 723 requires:

1. A reasonably conspicuous "digitally altered" disclosure on or near the image
2. Access to the unaltered original via link, URL, or QR code

The tools we'll use (all free):

• Photopea (photopea.com) — free browser-based Photoshop clone for the overlay
• Imgur or Google Drive for hosting the original (or your own website)
• QRCode Monkey (qrcode-monkey.com) — free QR code generator

Total time per listing: ~10-15 minutes for 4-6 photos.

Step 1 — Host the original image (so you have a URL to link)

Pick a hosting method:

Option A — Imgur (easiest)

1. Go to imgur.com/upload
2. Drag the original (unaltered) photo
3. After upload, click the image and copy the direct image URL (right-click → Copy image address; should end in .jpg or .png)
4. Repeat for each original photo

Option B — Google Drive

1. Upload original to Drive
2. Right-click → Share → "Anyone with the link"
3. Copy the share link
4. Convert to a direct image link via sites.google.com/site/gdocs2direct (paste share link, get direct link)

Option C — your own website

1. Upload via WordPress/Squarespace/etc.
2. Right-click the live image → Copy image address

Step 2 — Generate the QR code

1. Go to qrcode-monkey.com
2. Paste the hosted-original URL from step 1
3. Set size to ~400px (we'll resize smaller in Photopea)
4. Click "Create QR Code" → download PNG
5. Repeat for each original

(Or skip the QR and just write the URL near the image — both are AB 723 compliant. QR is nicer for printed flyers and signs; URL is fine for web/MLS.)

Step 3 — Open the staged image in Photopea

1. Go to photopea.com
2. File → Open → select your AI-staged image (the one your virtual staging tool gave you)
3. The image opens. We're going to add a footer band + the QR code.

Step 4 — Add the disclosure footer band

1. Select the rectangle tool (R) → set fill color to black with ~75% opacity
2. Draw a rectangle across the bottom of the image, ~10% of the image height tall
3. Select the text tool (T) → click inside the rectangle → type: Digitally altered — scan for original
4. Set font: Inter or Arial, ~3% of image height in size, white color, semi-bold
5. Position text left-aligned with some padding from the left edge

Step 5 — Add the QR code

1. File → Open & Place → select the QR code PNG from step 2
2. Resize it to fit inside the footer band (height ~85% of the band height)
3. Position it on the right side of the band with some padding from the right edge
4. Hit Enter to place it

Step 6 — Export the compliant image

1. File → Export As → PNG (or JPG if your MLS prefers, but PNG preserves text/QR quality)
2. Save with a clear filename: 123-main-street-living-room-staged-AB723.png
3. Keep both files — the unaltered original AND this compliant staged version

Step 7 — Submit to MLS

Most California MLSs require you to either:

• Post BOTH images (staged + original) in the listing gallery, adjacent to each other
• OR include the QR-overlaid staged image with the original accessible at the QR-linked URL

Check your specific MLS's AB 723 guidance:

• CRMLS — California's Altered Image Law FAQs
• SDMLS — AB 723 Digitally Altered Images Requirements
• Bay East — Digitally Altered MLS Photo Rule

How long this takes

Or, you know

ListingStage does steps 1-6 automatically. Two ways to use it:

But if DIY works for you, the workflow above is fully compliant. We tested it against three MLS guides and it passes every requirement.

FAQ

Q: Does AB 723 require a QR code specifically?

A: No — the law says "link, URL, or QR code." Any of the three is fine. QR is more user-friendly for printed materials; URL is fine for digital-only.

Q: Does the disclosure need to say "digitally altered" exactly?

A: The law says "reasonably conspicuous" disclosure. Acceptable variations include "Digitally altered," "Image edited," "Virtually staged," etc. Be clear and visible — don't bury it in 6-point gray text.

Q: What if I just put the disclosure in the listing description instead of on the image?

A: The law says "on or near the image." Most MLSs interpret this strictly — the disclosure needs to be on or directly adjacent to the photo, not buried in description text 200 words below.

Q: Does AB 723 apply to non-altered photos too?

A: No — only photos that have been digitally altered in ways that change the property's representation. Standard photo edits (lighting, exposure, white balance, cropping, straightening) are exempt.

Q: What if I'm not in California?

A: AB 723 is California-specific, but New York, Washington, and Oregon are watching closely. Compliance practices that work in CA will likely become national within 2-3 years.