Concerns about the use of AI in home listings have arisen after a Florida real estate photographer revealed that clients have asked him to digitally manipulate photos to magically hide imperfections and unfinished repairs.
Here's what to know
Orlando-based Kismet Davis began photographing real estate in 2014. He told News 6 that clients have even asked him to transform bare dirt into a green lawn. He declined the requests and offered to return to photograph the properties once repairs were complete.
While Davis admitted to using AI for color consistency across photos, he rules out any type of edits that alter a home's structure, layout, or features buyers would see in person.
"I don't want to misrepresent what the buyer or tenant might see when they get there. It makes us all look bad if they waste their time driving to some place and it's not what they thought it was going to be," Davis said, per News 6.
On the opposite end of the spectrum, RE/MAX Signature real estate agent Shannon FitzPatrick supports virtual staging to help buyers envision an empty room fully furnished, as long as it accurately represents a home.
"You want it to be real, but use the tool to kind of give people a creative idea of what could be," FitzPatrick explained, per News 6.
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Homebuyer Bruce Walck has visited properties that failed to live up to their enhanced listing photos.
"When you get there, it's like, whoa, whoa, wait, it doesn't look anything like that," he said, per News 6.
Davis has found that identical images and prompts can produce different AI-generated edits. Garbled house numbers, oversaturated colors, and heavy contrast can be signs of manipulation.
There are other concerns about AI besides the potential to mislead customers. AI relies on electricity-powered computing infrastructure connected to the energy grid. While the technology can help optimize clean energy systems, running that infrastructure consumes energy, and cooling it can require water.
What's being done?
Stellar MLS, a multiple listing service based in Central Florida, permits virtual staging but prohibits concealing damage, altering permanent fixtures, enlarging rooms, or creating nonexistent views. Its rules also prohibit virtual staging when a property is still being built or remains unbuilt.
Stellar MLS uses Listing Data Checker to examine listing details and Restb.ai photo-compliance technology to identify images that might break its rules. Real estate professionals also have the option to submit confidential reports of possible violations for review by staff.
"Disclosure does not make an otherwise misleading edit permissible," the service said in a statement to News 6.
Davis recommended reading listing descriptions for virtual staging disclosures and comparing photographs with video and 3D tours. These tours can help verify photos because comparable alterations are more difficult to make in tours.
He also suggested comparing exterior photographs with street-level images from Google Street View or other services.
Before scheduling a showing, buyers can ask the listing agent whether an unclear feature was digitally altered and whether it is actually present. Important details should then be confirmed in person.
Where can I learn more?
Florida isn't the only place where AI-altered property photos have drawn complaints.
• A homebuyer said AI listing photos removed radiators and depicted an impossible bathroom.
• In California, a listing's AI-staged dirt backyard drew accusations of false advertising from commenters.
• A home shopper criticized AI staging after spotting a dining room atop a staircase.
• In Ireland, a real estate agent apologized after AI-altered apartment photos drew public backlash.
• A Nova Scotia woman paid $300 for duct cleaning, then questioned an allegedly AI-generated after photo.
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