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Virtual Staging in Saskatchewan

Compliance guide for real estate professionals

Allowed with Disclosure

Real estate professionals in Saskatchewan are regulated by the Saskatchewan Real Estate Commission (SREC) under The Real Estate Act. SREC enforces advertising standards that prohibit false, inaccurate, or misleading advertising. SREC has not published specific virtual staging guidance; general advertising requirements apply

⚠️Potential Penalties in Saskatchewan

Violations can result in disciplinary action by SREC, including fines up to $25,000 per finding (maximum $100,000 in aggregate for all findings), reprimand, suspension or revocation of licence, restrictions or conditions on licence, and mandatory training courses.

How to Stay Compliant

Ensure staging doesn't create inaccuracies

Commission Bylaw 726 prohibits false, inaccurate, or misleading representations. Virtual staging that alters property dimensions, removes defects, or misrepresents features violates these rules. Limit staging to adding furniture and décor only—nothing that changes how the property actually appears.

Tip: Before publishing, compare your staged image to the original and ask: 'Does this still accurately represent the property's size, condition, and features?'

Clearly disclose all digital modifications

Apply visible 'Virtually Staged' watermarks to each enhanced image and include written disclosure in your MLS listing remarks. Saskatchewan's rules are enforced based on whether representations are misleading—clear disclosure prevents misunderstanding.

Tip: Use CREA's recommended disclosure language as your baseline: 'Some photos in this listing have been virtually staged.'

Avoid any alterations that could mislead buyers

Avoid any digital alteration beyond adding furniture—no removing items, changing colours, or altering views. If there's any doubt about whether a change could mislead, don't make it.

Tip: When staging Saskatchewan rural properties, be especially careful not to alter land conditions, outbuildings, or agricultural features.

Document all disclosure practices

Keep records of original photos, staged versions, and where disclosures were placed. If SREC investigates a complaint, documentation demonstrates you took reasonable steps to ensure transparency.

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Disclosure Templates

— Copy-ready for Canada

MLS Listing

"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."

Social Media

"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"

Property Website

"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."

Image Watermark

"VIRTUALLY STAGED – Furniture shown is digitally rendered"

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Sources & References

→The Real Estate Act

→Financial and Consumers Affairs Authority, Real Estate Agents

→SREC Decision 2024-58

→Financial and Consumers Affairs Authority, Insurance and Real Estate

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