This is a simplified explanation of the new rule 7.25 added to the SFARMLS Rules & Regulations - Summer 2026 Update (the Rules) released and effective June 1st, 2026. An FAQ regarding photo deletion and links to relevant resources follows.
Listings for Residential Single-Family properties (including all ownership types) and Residential 2–4 Unit properties (excluding properties with 5 or more residential units) submitted to the Service are intended to remain complete and accurate records of the property and transaction history.
Except as otherwise permitted by these Rules, listing content may not be intentionally removed, deleted, or materially reduced in a manner that creates a misleading or artificially incomplete MLS record, subject to the permitted updates and exceptions outlined in the full Rules text. What qualifies as "Stripping Listing Content" is defined by the new Material Reduction Standard in the Rules.
7.25.1 Material Reduction Standard. Stripping includes, without limitation:
- removing photographs or other media such that the remaining media no longer reasonably depicts the property as it was marketed;
- deleting descriptive text that materially changes or obscures the characteristics, condition, or features of the property as marketed; or
- removing content for the purpose or effect of preventing the listing from being usable for comparable sale research, appraisal, market analysis, compliance review, or other lawful Service-approved uses.
Improperly Stripping photos as described herein constitutes a violation of these Rules and may result in citations, fines, required corrective action (including restoration of content as available), suspension, and/or termination of MLS access as provided in Sections 14 and 15, and Appendix B of the Rules. For any MLS record where photos have been improperly removed, the fine shall be assessed per photo removed between the active marketing period and after closing.
FAQ
Q: Does this apply to all property types?
A: This rule applies to the Residential and Residential Income property types (2-4 Unit) for sale. We encourage you to apply the same standards to your listings for other property types.
Q: How many photos am I obligated to leave?
A: If you would NOT be able to run comps accurately, or show the value based on the remaining images, then too many have been removed. Remember: “today’s listing is tomorrow’s comp.”
Q: What if I wish to delete a photo from an MLS listing while on market, will that trigger a fine?
A: The clarified and restated rule 7.25.1, the Material Reduction Standard, identifies what type of removals are not permitted:
>>> removing photos or other media such that what remains no longer reasonably depicts the property as it was marketed;
>>> deleting descriptive text that materially changes or obscures the characteristics, condition, or features of the property as marketed; or
>>> removing content (photos) for the purpose or effect of preventing the listing from being usable for comparable sale research, appraisal, market analysis, or compliance review.
Q: What date does the new rule take effect?
A: The rule preventing photo stripping becomes effective June 1, 2026. Photos removed in bulk or en masse before this date will be restored and set to private.
Q: How does this interact with the Digital Watermark rules?
A: Subscribers may edit or replace photos as necessary during the course of the listing’s life cycle to remain in compliance with the State of California’s AB-723. For more information on digital watermarking, please see Digitally Altered Images (AB-723).
Q: I have a question that I don’t see addressed in the FAQ. Who can I contact?
A: Please email compliance@sfrealtors.com with your questions; please include the listing number where appropriate.
Reference Articles
Private Photos in Data Feeds : San Francisco Association of REALTORS®
Private Photos (MLS Only Photo settings) : San Francisco Association of REALTORS®
Removing Photos from the MLS : San Francisco Association of REALTORS®