Compliance guide for real estate professionals
Real estate brokers in Quebec must comply with the Real Estate Brokerage Act (REBA), which governs real estate brokerage transactions. REBA is enforced by the Organisme d'autoréglementation du courtage immobilier du Québec (OACIQ).
Under Section 112 of the Regulation respecting brokerage requirements, professional conduct of brokers and advertising (CQLR c C-73.2, r. 1), advertising must not be "false, misleading or incomplete or that leaves out a material fact." OACIQ's Advertising Guideline further specifies that advertising must be "consistent, truthful, verifiable, complete, clear and understandable to the public."
While OACIQ has not published specific guidance on virtual staging, the general advertising requirements apply. Virtual staging that creates a false impression of the property would breach these advertising standards.
Violations can result in disciplinary action by OACIQ's Discipline Committee. Under Section 98 of the Real Estate Brokerage Act, penalties include fines ranging from $2,500 to $62,500 per offence (doubled for repeat offences), reprimand, suspension or revocation of licence, restrictions or conditions on licence, mandatory training courses, and obligation to return sums of money. Brokers may also face civil litigation.
Quebec's French language laws mean marketing materials should include French disclosure. Use 'Mise en scène virtuelle' (virtual staging) or 'Images numériquement modifiées' (digitally modified images) in watermarks and written disclosure. Bilingual labelling ensures all buyers understand.
Section 112 of the Regulation respecting brokerage requirements, professional conduct of brokers and advertising requires advertising to be "false, misleading or incomplete" Virtual staging without disclosure could constitute false or misleading advertising. Apply clear, visible disclosure.
Quebec real estate boards may have specific MLS photo requirements beyond provincial OACIQ standards. For example, boards using Centris (the province's primary listing service) may have specific guidelines on image presentation, labeling, and disclosure. Always confirm requirements with your local board.
Include unstaged photographs in your Centris listing gallery. Quebec buyers expect transparency, and providing originals demonstrates good faith. Label them clearly: 'Photos actuelles' (current photos) versus 'Mise en scène virtuelle' (virtual staging).
"Images have been virtually staged to illustrate the property's potential. Furniture and decor shown are digitally rendered and are not included with the property. Please refer to the original photographs for an accurate representation of the property's current condition."
"This home features virtual staging to help you visualize its potential. The furniture shown is digitally added and not physically present. Schedule a showing to see the actual space. #VirtualStaging #RealEstate"
"This listing includes virtually staged photographs. Digital furniture and decor have been added to help you visualize the space. These items are not present in the physical property. Original photographs are available upon request."
"VIRTUALLY STAGED – Furniture shown is digitally rendered"
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