Labels Will Not Stop Housefishing: Renters Need the Original Photograph

“You shouldn't have to worry whether or not the apartment you're viewing online is real,” Zohran Mamdani said in July, when he put artificial intelligence on New York City's list of things that rip off renters. Then came the line that made the headlines: “After all, it's called StreetEasy, not StreetHard.”
It is a good joke because it is a sad one. StreetEasy, the Zillow-owned portal, is the city's dominant rental listing platform, and the first thing it offers anyone is a photograph. The photograph is the listing's opening argument. It decides whether you book a viewing, whether you take an afternoon off work, whether you cross two boroughs on a Tuesday evening, whether you send a deposit for a place in a city you have not yet moved to. For most of the history of online property search, that argument could be exaggerated with a wide-angle lens, a flattering hour of the day or a strategically placed plant. It could not easily be invented.
Now it can. A room can be furnished by software in seconds. A grey sky can be swapped for a blue one, a scuffed floor refinished, a cracked facade repainted, a car park turned into a lawn. The practice has acquired a name, housefishing, borrowed from the catfish who poses online as someone they are not. And in mid-September the mayor went back to the subject in a post on X. “New Yorkers should know whether the apartment they're looking at is real,” he wrote. “That's why we're working to require apartment listings to clearly disclose when images and videos have been generated by AI.”
The promise sits inside a larger package. On 16 July, City Hall published a 68-page Rental Ripoff Report setting out 23 actions drawn from hearings held in all five boroughs between February and April 2026, and from testimony submitted by more than 2,400 New Yorkers. Most of it concerns things that have nothing to do with AI: pests, which featured in 16 per cent of testimony, and mould and leaks, at 13 per cent each. Tucked among the heating complaints and the tenant union proposals is a commitment that the Department of Consumer and Worker Protection will use its rulemaking powers under the city's Consumer Protection Law to require a “clear and conspicuous” disclosure on rental listings containing digitally altered photographs, including images altered with AI.
The rule is still being drafted. Its details, including who is liable and what the penalty will be, are not yet public. But it arrives at a moment when the same problem is surfacing in London, Dublin, Detroit and Sacramento, and when regulators on both sides of the Atlantic are testing different answers to the same question. When the picture that opens the door can no longer be trusted, is it enough to tell people the picture is fake? Or does the rental market need to be told what it may and may not show people before they sign?
A Market With 1.41 Per Cent of Room to Breathe
To understand why a photograph matters so much in New York, start with the vacancy rate. The city's 2023 Housing and Vacancy Survey, the statutory census of the rental market, found a net rental vacancy rate of 1.41 per cent, the lowest since 1968 and down from 4.54 per cent in 2021. For flats renting below $1,100 a month, the vacancy rate was 0.39 per cent. Among households earning less than $25,000 a year without rental assistance, 86 per cent were severely rent-burdened, spending more than half their income on housing.
In a market that tight, the balance of power in a listing is not subtle. Renters compete for scarce units, move fast and often decide on thin information. Landlords and brokers rarely need to persuade anyone to rent. What they need is to generate enquiries, and an attractive image generates enquiries whether or not it resembles the unit. The Rental Ripoff Report says so plainly. “Landlords and or brokers regularly use photos that have been altered, either digitally or through artificial intelligence (AI), in their rental listings,” it states. “These photos are typically not a true representation of the space and cost New Yorkers vital time and money during their apartment search.”
That phrase, time and money, is where the harm lives. The department that will draft the rule has form in this territory. Since the Fairness in Apartment Rental Expenses Act, known as the FARE Act, took effect on 11 June 2025, brokers hired by landlords have been barred from charging tenants their fees, and listings must disclose the fees a tenant will pay. The department has issued more than 70 summonses under the law. It has also, according to amNY's reading of the report, encountered numerous listings for flats that did not exist at all, used as bait to draw renters into paying illegal broker fees for different units.
A fabricated listing and a doctored photograph are not the same thing, but they share a mechanism. Both exploit the gap between what a renter sees on a screen and what they can check before money changes hands. The department's commissioner, Samuel Levine, previously ran the Federal Trade Commission's Bureau of Consumer Protection, where he pursued junk fees and subscription traps. In July's announcement he said: “Every New Yorker deserves a safe and stable place to call home, without having to navigate deceptive practices.”
Not everyone agrees this is where the city's energy should go. The Next Web noted that landlord groups argue a thicket of new disclosure rules adds cost and friction without fixing supply. Brick Underground, the New York property site, placed the AI measure among the report's longer-term changes rather than its quick wins. Those objections are worth holding on to. A disclosure rule does not build a single flat. The question is whether it stops the flats that already exist from being misrepresented, and whether a label can do that job at all.
The Eleven Per Cent Nobody Mentions
How common is the problem? The best available count comes, with an obvious caveat, from a company that sells AI tools to estate agents. Coraly, a property technology firm, examined just under 40,000 primary listing images from Zillow, Redfin, Realtor.com and Homes.com during the first quarter of 2026. HousingWire reported that 10.8 per cent, or 4,330 images, showed indicators of digital alteration. More than 90 per cent of those altered images carried no visible disclosure.
The composition matters. Sky replacement accounted for 69 per cent of the alterations. Virtual staging, where software adds furniture to an empty room, made up about 10 per cent, and object removal about 1.5 per cent. The analysis flagged 218 images that appeared to be computer-generated renders presented as photographs. Exterior shots were altered at 13.1 per cent, interiors at 4.5 per cent. Kitchens were almost never touched, at 0.7 per cent, and bathrooms barely at all.
Read one way, that is reassuring: most of it is cosmetic, and the rooms where condition matters most are mostly left alone. Read another way, it shows the industry's defaults. Changing the weather is so routine that nobody thinks to mention it, which means the norm is already that a listing photograph is an illustration rather than a record. The distance from a better sky to a better view, a larger garden or a quieter street is a matter of how far a given agent is willing to go.
HousingWire's account of why disclosure fails is mundane and damning. “An agent engages a photographer who delivers JPEGs with no metadata, no record of what was altered,” it noted. The person uploading the listing may not know what was changed, and the person viewing it certainly does not.
Scale is the other shift. When Vice looked at AI staging in British listings in February 2024, it reported that one provider, Virtual Staging AI, had 3,000 paid subscribers, including UK agents, and was generating 500,000 images a month from $12 a month. Its chief executive, Michael Bonacina, described the disclosure regime at the time: “Usually, it's up to the agent to disclose in descriptions. Some also add a watermark.” In October 2024 Zillow Group bought the company. In September 2025 Zillow launched AI virtual staging for its Showcase listings, letting buyers restyle rooms in several design styles and swipe back to compare with the original. Redfin launched a similar tool, Redfin Redesign, in December 2023, letting shoppers change walls, floors and worktops in listing photos.
There is a distinction worth keeping here. A tool that lets a viewer imagine a room differently, clearly labelled and paired with the original, is a very different thing from a seller quietly presenting the imagined room as the real one. Zillow draws the same line. “We support clear disclosure when AI is used to materially alter a listing image, and believe consumers should be able to view the original content alongside the altered version wherever possible,” a spokesperson told Fortune, adding that “AI should help set accurate expectations before a tour, not create surprises when a buyer walks through the door.” StreetEasy told Business Insider that it expects listings to represent a home accurately “whether AI is involved or not”. The platforms are not hostile to regulation. But they own the tools and host the listings, which gives them every reason to favour a rule that keeps the tools in business.
The Leafy View That Was Not There
The problem is not confined to New York, and the clearest recent account of what it feels like comes from south London. On 21 September 2026, the Big Issue published an interview with a couple it identified only as Holly and Richard, who had moved to London for new jobs and had three months to find a two-bedroom flat around Brixton and Streatham. They were searching from outside the city, relying on photographs and remote viewings.
“It looked like they'd had an interior designer in,” Holly said of the listings. “You could just sort of tell it wasn't real.” One flat was advertised with a leafy green outlook. When they visited, the view bore no resemblance to the picture. “That is so important to your property,” she said. “To think that's what you're going to have and then for it to not work out that way is quite frustrating.” She also described the pressure of the search: “There was a lot of pressure to bid. You never know if it's true or not, but we would be told there were three or four other people bidding with you. That led us to make quite quick decisions.”
That last detail is the important one. A misleading photograph does its damage in combination with speed. “When you're not in the area you're trying to rent in, you're putting a lot of trust in the person showing you the house,” Holly said.
Renters' groups were blunt. Eleesha Taylor-Barrett, identified by the Big Issue as national chair of the renters' union Acorn, said: “Renters don't have time to be misled. If someone wouldn't have booked a viewing had they seen an honest representation of the property, they shouldn't have been misled into going in the first place.” Dan Wilson Craw, deputy chief executive of Generation Rent, said: “AI-manipulated images give renters a false idea of the home and can lead to renters making misinformed decisions.”
The industry voice in the piece, Charlie Lamdin of BestAgent, drew a line between optical exaggeration and fabrication. “Making rooms look bigger isn't an intentional trick, whereas using AI to manipulate room appearance is,” he said, while arguing that “there's no harm to using AI to create 'what it could look like' images” if they are clearly labelled and shown alongside the real condition.
Two years earlier, Vice had found estate agents on Rightmove and Zoopla using AI furniture in rental listings, sometimes scaled to make small rooms look larger. Omar Beg, managing director of the London agency McBryer Beg, told Vice that “some agents can be a little bit flexible with the truth”, describing listings showing furniture fitted into a space “where you couldn't swing a cat”. The technology has improved since. The temptation has not changed.
Who Pays When the Door Opens on a Different Flat
The cost of a misleading listing depends almost entirely on how far the renter has travelled before they find out. That is what makes housefishing a question of inequality rather than just of taste.
For a renter who lives nearby, has flexible working hours and can view five flats on a Saturday, a doctored photograph wastes an hour. The reality check comes at the door, before any commitment. For a renter moving from another city or country, working shifts, caring for children, living with a disability or searching against a deadline, the photograph carries far more weight, because it is often the only inspection they get before paying. Zillow's own consumer research has found that about one in five recent renters skipped in-person tours entirely. For those renters, the listing is the flat until the keys arrive.
Money moves early. New York's Housing Stability and Tenant Protection Act of 2019 caps application and background check fees at $20 and security deposits at one month's rent, which limits the upfront exposure in a way many markets do not. But a deposit, the first month's rent, a moving van and a lease are all committed before a remote renter walks in. A flat that turns out to be darker, smaller or on a noisier street than advertised leaves them with a set of bad options. They can live with it, try to break the lease, or pursue a misrepresentation claim, which requires time, evidence and often a lawyer.
The burden also falls unevenly across rent bands. In New York's lowest-rent segment, with a vacancy rate below half a per cent, renters have the least ability to walk away from a disappointing flat because there is almost nothing else to walk to.
This is the part of the story that a disclosure label cannot see. A label tells you something about the image. It does not tell you what the renter can afford to do with that information. A well-off renter who notices “digitally altered” in small type can go and look. A renter relocating across an ocean may read the same label and have no option except to trust the listing anyway.
The Fine Print That Did Not Save Detroit
In early 2026, a house in Detroit's Dexter-Linwood neighbourhood became a lesson in what disclosure does and does not achieve. A social media post comparing the AI-enhanced Zillow images of the property with its actual state drew millions of views. The listed version had a smoothed, freshly painted facade. The real one did not. “It looks fake. It looks like a painting,” a local resident, Jasmine Jackson, told WDIV's ClickOnDetroit.
The property, listed off-market on Zillow for $20,000, was owned by Redstone Group, an affordable housing developer that, according to ClickOnDetroit, serves Section 8 clients. The company said the broker had generated the images and that the listing did disclose that the house was “under renovation” and that the photographs were “virtually staged”. Its representative put it bluntly: “The person who posted that original story either missed the fine print or ignored it.” The episode had its own cruel coda. The company said the attention prompted break-ins in which doors, windows and furnaces were stolen.
Set aside who was right. In Detroit, a disclosure existed and the public still felt deceived. When a label is in the fine print and the image is the whole page, the image wins. That is not a failure of the reader. It is how images work.
British advertising rules already acknowledge this. The CAP Code, which the Advertising Standards Authority enforces, says in rule 3.1 that “marketing communications must not materially mislead or be likely to do so.” Rule 3.3 goes further, requiring that material information is not omitted, including by “providing such information in a way that is unclear or untimely, or in a way that the consumer is unlikely to see or hear it.” In other words, a disclosure buried where nobody reads it is itself a potential breach.
New York's proposed wording, “clear and conspicuous”, points in the same direction. The difficulty is that the proposal, as reported by amNY, does not yet define penalties or say whether responsibility falls on landlords, brokers or platforms. Those details will decide whether it works. A disclosure duty that nobody is on the hook for is a suggestion.
What Labels Have Taught Regulators Before
Regulators have tried labelling doctored photographs before, in a different context, and the evidence from that experiment should give New York pause.
In 2017 France began requiring commercial photographs of models whose bodies had been digitally slimmed or thickened to carry the words “photographie retouchée”. The decree, dated 4 May 2017, took effect that October, with fines of up to €37,500. Norway went further in 2021, amending its Marketing Act so that paid advertising, including influencer posts, must carry a standard government label when body shape, size or skin has been retouched.
The research on whether such labels change how people respond is sobering. In a 2013 study in the journal Body Image, Marika Tiggemann and colleagues at Flinders University showed women fashion advertisements with no label, a generic label or a detailed label saying the image had been digitally altered. Across two experiments, the type of label made no significant difference to body dissatisfaction. People knew the images were retouched. They compared themselves anyway.
A 2024 study pointed to the opposite risk. Sacha Altay and Fabrizio Gilardi, publishing in PNAS Nexus, ran two preregistered experiments with 4,976 participants in the United States and the United Kingdom. Labelling news headlines as AI-generated lowered their perceived accuracy and people's willingness to share them, whether the headlines were true or false and whether a human or a machine had written them. Participants assumed the label meant full automation with no human oversight. The authors concluded that labels “should be approached cautiously” and that effective labelling “requires transparency regarding their meaning”.
Put those two findings next to a rental listing and the problem becomes clear. A label may fail to correct the impression a beautiful image creates, as the retouching studies suggest. It may also cast doubt on honest listings, as the headline study suggests, if a photograph with a replaced sky gets the same “AI” tag as a room invented from nothing. Neither outcome helps a renter decide whether to spend a morning on a viewing.
The broader legal scholarship is harsher still. In More Than You Wanted to Know, published by Princeton University Press in 2014, the law professors Omri Ben-Shahar of the University of Chicago and Carl Schneider of the University of Michigan surveyed mandated disclosure regimes across consumer life and concluded that they rarely achieve their goals. Disclosures pile up, people skip them, and the obligation to disclose becomes a shield for the discloser. The problem is not that people are foolish. The problem is that a label asks the person with the least information and least time to do the correcting.
None of this means disclosure is useless. It creates a legal hook: a listing that should have carried a label and did not is an easy enforcement case, far easier than proving that a picture was materially misleading. But it does suggest that a label alone, stuck on a doctored image, is the weakest version of the remedy.
California Chose the Original Photograph
The most instructive answer so far comes from California, and it goes further than a label.
Assembly Bill 723, written by Assemblymember Gail Pellerin and signed in October 2025, took effect on 1 January 2026. It applies to property for sale. Any broker or salesperson who uses a digitally altered image in an advertisement must include a statement that the image has been altered and a link, URL or QR code to a publicly accessible site that includes, and clearly identifies, the original unaltered image. The statement must be “reasonably conspicuous and located on or adjacent to the image”. The law defines an altered image broadly, covering changes to fixtures, furniture, appliances, flooring, walls, paint colour, landscaping, facades, floor plans and neighbouring properties, while exempting routine adjustments such as lighting, sharpening, white balance, colour correction, cropping and exposure.
The key move is the original photograph. California does not simply warn buyers that a picture has been changed. It hands them the unchanged picture and lets them see the difference. Multiple listing services in the state have translated that into practice: the San Diego and California regional MLS guidance requires the unaltered image to sit next to the altered one.
Pellerin has now extended the same logic to renters. Assembly Bill 2025 requires anyone using a digitally altered image to advertise a rental to disclose the alteration on or next to the image and, where it is based on a real photograph, to provide the original or a link to it. It passed the state Senate on 24 August 2026, the Assembly concurred the next day, and Governor Gavin Newsom signed it in the final days of September. It takes effect on 1 January 2027, and from that date California renters will have the protection New York is still drafting.
Other legislatures are following. Wisconsin's 2025 Act 69, which takes effect on 1 January 2027, requires licensees to disclose in advertising when technology, including AI, has been used to add, remove or change elements of a property in a way that creates a false or misleading impression. In New York State, Senator Rachel May introduced S9584 in March 2026. It would treat materially altered listing images, videos and virtual tours as deceptive practices unless clearly disclosed, defining a material alteration as one that would affect a reasonable consumer's understanding of a property's condition, features or layout. It cleared the Senate Consumer Protection Committee unanimously in April and now sits with the Judiciary Committee.
New York's Department of State had already fired a warning shot. In November 2025 it issued a trend alert on AI-generated listings, noting that “these automated technology tools may produce misleading or exaggerated representation of properties” and reminding licensees that state rules require advertising to include “an honest and accurate depiction of the property”. That is the most important point for the city's draft rule. New York already had a standard of honesty. What it lacked was a specific way to enforce it against a new kind of image.
The industry's own trade bodies are not far away from this. The National Association of Realtors has said AI should “show possibilities” in a home and “not rewrite reality”, Real Estate News reported in September. Rich Rosa, a past president of the National Association of Exclusive Buyer Agents, put the risk precisely: “The concern is the gap that can occur when images imply features, scale, or conditions that aren't there in person, especially when digital changes are not clearly disclosed.”
Europe Already Calls a Fake Room a Deepfake
Across the Atlantic, the law has approached the same problem from a different angle, and in one respect it already goes further than any American proposal.
The EU's AI Act defines a deepfake in Article 3 as “AI-generated or manipulated image, audio or video content that resembles existing persons, objects, places, entities or events and would falsely appear to a person to be authentic or truthful.” Note the word places. A photograph of a real flat altered by AI so that it falsely appears authentic fits that definition. Under Article 50(4), which has applied since 2 August 2026, deployers of AI systems that generate or manipulate deepfakes must disclose that the content has been artificially generated or manipulated. The European Commission's draft guidelines, published in May 2026, confirm that the definition extends beyond people to objects and places, and that deceptive intent is not required. Fines can reach €15 million or 3 per cent of global turnover.
The provision is best known as a response to political deepfakes, and how regulators will apply it to a virtually staged bedroom in Lisbon or Lyon is untested. But the principle is on the books: in the EU, a synthetic image of a real place that could pass for real must say so.
The UK has no AI-specific rule for property images. What it has is general consumer law with sharper teeth than before. Since 6 April 2025, the Digital Markets, Competition and Consumers Act 2024 has allowed the Competition and Markets Authority to investigate and decide consumer law breaches itself, without going to court, and to impose fines of up to 10 per cent of global turnover. The Act replaced the Consumer Protection from Unfair Trading Regulations 2008, under which National Trading Standards' Estate and Letting Agency Team published guidance in November 2023 on the material information that sales and lettings listings must include, from price and council tax to room measurements and flood risk. The guidance already warns that photography should not be used to avoid disclosing material details.
The Renters' Rights Act 2025, whose main provisions came into force in England on 1 May 2026, changes the stakes too. It ended fixed-term assured shorthold tenancies in favour of periodic tenancies, banned rental bidding above the advertised rent and gave tenants the right to leave with two months' notice. That last point matters. A renter lured into a misrepresented flat in England now has a way out that does not involve a court case. It does not refund the cost of moving twice, but it caps the damage.
Ireland offers a third model. The Irish Examiner reported in August 2026 that the Advertising Standards Authority for Ireland's voluntary best practice is for AI-enhanced property images to be clearly marked, with limits on what may be changed: no enlarging buildings, hiding structural flaws, removing poles and wires, adding windows or doors, or replacing views. That last list is worth pausing over. It is not a disclosure rule. It is a list of things you simply may not show.
Changing What a Listing Is Allowed to Be
Taken together, these regimes suggest the answer to the question New York has set itself. Disclosure is necessary but not sufficient. What actually protects renters is a change in what a listing is.
The first step is the one California has already taken for buyers, and will extend to renters from January: the original photograph must travel with the altered one. A label asks a renter to imagine what has changed. An original shows them. It turns the image from an argument into evidence, and it costs the landlord nothing except the pretence.
The second is a short list of things that cannot be altered at all, however clearly labelled. The Irish best practice list is a good starting point: the size of rooms, the view from the windows, structural condition, the street outside. A virtually staged sofa in an empty room is a sales tool. A garden that does not exist is not a stylistic choice. For the features that most determine whether a flat suits someone, the photograph should be a record, not an illustration.
The third is liability that follows the listing. The city's draft does not yet say who is responsible, and that silence is the rule's biggest risk. Platforms such as StreetEasy and Zillow control the upload process, own staging tools and could require originals at the point of upload. Landlords and brokers choose what to post. Leaving liability vague invites each to blame the other, as the Detroit case showed.
The fourth is technical and should be approached with care. Content provenance standards such as C2PA's Content Credentials can attach a signed record of how an image was made and edited. They could, in principle, let a listing show a verified original. But the standard cannot prove a negative: an image without credentials might be honest, old or simply unsigned, and a valid credential does not prove that a picture is fair. Provenance can support the rule. It cannot replace it.
The last is a remedy that matches the harm. England's two-month exit and New York's caps on fees and deposits already reduce what a misled renter loses. A rule on doctored images should add the right to walk away before the tenancy starts, with the deposit returned, when the flat does not match the listing in the respects the rule protects. That is what turns a disclosure into a deterrent. A landlord who knows a doctored view will cost them the tenancy has a reason not to doctor it.
None of this addresses the underlying scarcity. A vacancy rate of 1.41 per cent is not a problem any image rule can solve, and the landlord groups are right that honesty in listings does not build homes. But scarcity is exactly why the rule matters. When renters cannot walk away, the least they are owed is an accurate picture of what they are being asked to accept.
Holly, searching for a flat in south London from another city, asked for something modest. “If they are using it, can we just make sure that they're using it carefully?” she said. “The agent needs to know the property and make sure AI hasn't manipulated it in a way that gives an inaccurate representation.” It is not a radical demand. It is the premise a listing was supposed to rest on all along: that the flat in the picture is the flat behind the door.
Sources and References
- Fortune, “'It's called StreetEasy, not StreetHard': Mamdani cracks down on scourge of 'housefishing' and 'real estate slop'“, 22 July 2026. https://fortune.com/2026/07/22/mamdani-ai-altered-rental-listing-disclosures/
- NYC Office of the Mayor, “Mayor Mamdani Releases 'Rental Ripoff Report,' Outlining New Actions to Crack Down on Hazardous Housing Violations and Deceptive Landlord Practices”, press release, 16 July 2026, with the accompanying 68-page Rental Ripoff Report (PDF). https://www.nyc.gov/mayors-office/news/2026/07/mayor-mamdani-releases--rental-ripoff-report---outlining-new-act and https://www.nyc.gov/assets/tenantprotection/downloads/pdf/rental-ripoffs-hearing-report-072026.pdf
- Mayor Zohran Kwame Mamdani (@NYCMayor), post on X, September 2026.
New Yorkers should know whether the apartment they’re looking at is real.
— Mayor Zohran Kwame Mamdani (@NYCMayor) September 16, 2026
That’s why we’re working to require apartment listings to clearly disclose when images and videos have been generated by AI.
Finding a home in New York is hard enough without artificially generating more… - Adam Daly, “Mamdani lays out 23 proposals to reshape renting in NYC”, amNY, 16 July 2026. https://www.amny.com/news/mamdani-23-proposals-reshape-renting-nyc/
- NYC Department of Housing Preservation and Development, “New York City's Vacancy Rate Reaches Historic Low of 1.4 Percent, Demanding Urgent Action and New Affordable Housing”, 2024, reporting the 2023 Housing and Vacancy Survey. https://www.nyc.gov/site/hpd/news/007-24/new-york-city-s-vacancy-rate-reaches-historic-low-1-4-percent-demanding-urgent-action-new
- Ana-Maria Stanciuc, “Mamdani wants NYC landlords to label the AI in their apartment photos”, The Next Web, 17 July 2026. https://thenextweb.com/news/mamdani-ai-apartment-listings-streeteasy
- Cassidy Jensen, “Mamdani's 'Rental Ripoff' report is out. What happens next?”, Brick Underground, 18 July 2026. https://www.brickunderground.com/rent/mamdani-rent-ripoff-hearings-report-recommdendations-nyc
- Jonathan Delozier, “Most AI-altered listings go undisclosed, California law bans it”, HousingWire, 24 June 2026. https://www.housingwire.com/articles/most-ai-altered-listings-go-undisclosed-california-law-bans-it/
- Lillian Dickerson, “AI-modified listing photos blur line between enhancement, deception”, Real Estate News, 8 September 2026. https://www.realestatenews.com/2026/09/08/ai-modified-listing-photos-blur-line-between-enhancement-deception
- Hayden Vernon, “What's Wrong With This Rental Listing? The Furniture Is AI.”, Vice, 12 February 2024. https://www.vice.com/en/article/ai-generated-furniture-real-estate-listings/
- Ryan Butcher, “AI is increasingly being used on listings for homes to rent. Is it acceptable or misleading?”, Big Issue, 21 September 2026. https://www.bigissue.com/news/housing/looking-to-rent-somewhere-careful-browsing-room-enhanced-by-ai/
- Shawnte Passmore, “Detroit listing prompts debate over AI-enhanced home photos”, ClickOnDetroit (WDIV), 2 March 2026. https://www.clickondetroit.com/news/local/2026/03/02/detroit-listing-prompts-debate-over-ai-enhanced-home-photos/
- Advertising Standards Authority and Committee of Advertising Practice, “Misleading advertising”, advice online, CAP Code rules 3.1 and 3.3. https://www.asa.org.uk/advice-online/misleading-advertising.html
- France 24, “New French law says airbrushed or Photoshopped images must be labelled”, 30 September 2017. https://www.france24.com/en/20170930-france-fashion-photoshop-law-models-skinny
- Marika Tiggemann, Amy Slater, Belinda Bury, Kimberley Hawkins and Bonny Firth, “Disclaimer labels on fashion magazine advertisements: Effects on social comparison and body dissatisfaction”, Body Image, 10(1): 45 to 53, 2013. https://pubmed.ncbi.nlm.nih.gov/22947622/
- Sacha Altay and Fabrizio Gilardi, “People are skeptical of headlines labeled as AI-generated, even if true or human-made, because they assume full AI automation”, PNAS Nexus, 3(10): pgae403, October 2024. https://academic.oup.com/pnasnexus/article/3/10/pgae403/7795946
- Omri Ben-Shahar and Carl E. Schneider, More Than You Wanted to Know: The Failure of Mandated Disclosure, Princeton University Press, 2014. https://law.uchicago.edu/news/research-matters-omri-ben-shahar-more-you-wanted-know-failure-mandated-disclosure
- California Legislative Information, “AB-723 Real estate: digitally altered images: disclosure”, Chapter 497, Statutes of 2025, chaptered 10 October 2025. https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260AB723
- California Apartment Association, “New law will require disclosures for digitally altered rental ads”, 29 September 2026. https://caanet.org/new-law-will-require-disclosures-for-digitally-altered-rental-ads/
- New York State Senate, “Senate Bill S9584 (2025 to 2026 session): digital representations in real estate listings”, sponsored by Senator Rachel May, introduced 26 March 2026. https://www.nysenate.gov/legislation/bills/2025/S9584
- New York Department of State, “New York Department of State Issues New Trend Alert Warning Homebuyers of AI-Generated Home Listings”, 13 November 2025. https://dos.ny.gov/news/new-york-department-state-issues-new-trend-alert-warning-homebuyers-ai-generated-home-listings
- Regulation (EU) 2024/1689 (Artificial Intelligence Act), Article 3(60) and Article 50. https://artificialintelligenceact.eu/article/3/ and https://artificialintelligenceact.eu/article/50/
- Philip Radlanski and Carsten Kociok, “Deepfakes, Chatbots, AI-Generated Text: European Commission Details Transparency Obligations Under the AI Act”, Greenberg Traurig, June 2026. https://www.gtlaw.com/en/insights/2026/6/deepfakes-chatbots-ai-generated-text-european-commission-details-transparency-obligations-under-the-ai-act
- Kya deLongchamps, “Is AI virtual home-staging catfishing vulnerable property viewers?”, Irish Examiner, 21 August 2026. https://www.irishexaminer.com/property/homeandgardens/arid-41898721.html
- Coalition for Content Provenance and Authenticity, “C2PA and Content Credentials Explainer”, specification 2.4. https://spec.c2pa.org/specifications/specifications/2.4/explainer/Explainer.html

Tim Green UK-based Systems Theorist & Independent Technology Writer
Tim explores the intersections of artificial intelligence, decentralised cognition, and posthuman ethics. His work, published at smarterarticles.co.uk, challenges dominant narratives of technological progress while proposing interdisciplinary frameworks for collective intelligence and digital stewardship.
His writing has been featured on Ground News and shared by independent researchers across both academic and technological communities.
ORCID: 0009-0002-0156-9795 Email: tim@smarterarticles.co.uk
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