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Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

 Probably not.  Just be sure to avoid misrepresentation, false and misleading advertising, etc.

Jul 25, 2017 06:46 AM
Rainmaker
2,618,540
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

The whole sales process end game is to lead to SOLD...One set of pics will do

Jul 25, 2017 06:17 AM
Rainmaker
1,189,259
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

No obligation, but rather a choice.

But if available, I use a mix of both. I'm actually doing this, this week where I'll offer the opposite: I have vacant photos and I'll have the now tenant occupied photos. I'll use a combo because the tenant has some messy rooms I won't photograph.

 

Jul 25, 2017 06:58 AM
Rainmaker
872,331
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

Whatever exhibits the real estate for its highest value purpose.

Folks may occupy a house without ever seeing the highest value purpose.

Virtual staging allows the 'vision' to be shown. The agent would be well advised to have on display the virtual image of the subject space.

When a buyer can not visualize how the space can be used or how their transformation includes that space, they don't make an offer.

IF taking pictures of empty rooms ENHANCE the value or appeal, then yes, take the pictures.

Jul 25, 2017 06:56 AM
Rainmaker
1,627,282
Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Lend Smart Mortgage, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

Just identify the home as currently unfurnished under the brokers remarks

Jul 25, 2017 06:52 AM
Rainmaker
874,589
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

I think photos of a property should be updated periodically anyway to reflect how the property looks now. I also hate when properties have winter pictures in summer and vice versa.

Jul 25, 2017 06:36 AM
Rainmaker
3,950,072
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

No... the pictures of the house furnished showed the home as it actually was furnished. The issue with virtual photos is that the home never did look like that... I'm all for virtual photos as long as they are described as such. I hate photographing vacant rooms... people are not inspired.

Jul 25, 2017 06:19 AM
Ambassador
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Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

I am with Sandy Padula and Norm Padula, JD, GRI NMLS#1483386 - identify the home as being virtually staged so there are no unexpected surprises when people see the home.

Jul 25, 2017 07:06 AM
Rainmaker
1,971,429
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

This was exactly the point of my comment on her post  - So I will be interested to read the comments - I think the answer should be no... virtual staging is not very different from the seller having photos done before moving out. 

Jul 25, 2017 06:31 AM
Ambassador
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Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

Do what it takes to inspire a buyer, if new pics will help then it may be important to do so.

Jul 25, 2017 06:23 AM
Rainer
116,985
Christine Kankowski North SD and Temecula
House Match Inc - Poway, CA
Excellent Sales and Property Management

One set is fine. 

I did take a second set once where the original photography was vacant, but without a sale, we decided to stage this uniquie property.  After several months of no sale, we staged and got 2 offers withint 10 days.  It was pretty amazing.  I do beleive in staging for those unique floor plans. 

Jul 25, 2017 02:34 PM
Rainmaker
809,337
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

Not obliged, no. It's good to show a home "dressed up" as many buyers have no imagination. Also, how is this different from staging?

Jul 25, 2017 02:24 PM
Rainmaker
629,098
Tony Lewis
RE/MAX of Valencia (Hall of Fame) 30 year Valencia Resident - Valencia, CA
Summit Real Estate Santa Clarita & Aliso Viejo

I wouldn't take new pictures since I paid for the first ones.

Jul 25, 2017 02:16 PM
Rainmaker
526,755
Dave Halpern
Keller Williams Realty Louisville East (502) 664-7827 - Louisville, KY
Louisville Short Sale Expert

Depending on the how photogenic the interior is, I would consider adding pictures of the vacant rooms, while leaving pictures of the furnished rooms. The buyers can gauge the before and after.

Jul 25, 2017 10:15 AM
Rainmaker
808,797
Kasey & John Boles
Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com - Boise, ID
Boise & Meridian, ID Ada/Canyon/Gem/Boise Counties

I have to say that I disagree with having to change summer photos when it is winter. Buyers can see snow on the ground so why do they need to see a photo of it too? What they can't see is the landscaping under the snow, which a snowless photo can provide. That isn't misrepresenting the property, it is helping out the buyer to see what they are buying under the snow. I am on the fence about virtual staging. I actually prefer vacant homes myself. Staging or owner belongings distract me and I can visualize better with a clean slate. I know I am not the norm though.

Oh, and to answer your real question, no I do not think you are obligated to take new photos of an occupied home once it is vacant. -Kasey

Jul 25, 2017 07:47 AM
Rainmaker
5,570,922
Barbara Todaro
RE/MAX Executive Realty - Retired - Franklin, MA
Previously Affiliated with The Todaro Team

the listing agent is definitely obligated to do whatever it takes to get the homes sold.... virtual staging works well....we use it...and we enlarge photos of the rooms on the first floor and place them on easels in each room...it's a nice touch to marketing a vacant home....the response has always been positive and we sell vacant homes....  

listing agents MUST do whatever is needed to sell a home....period.

Jul 25, 2017 07:31 AM
Rainmaker
1,702,981
Lyn Sims
RE/MAX Suburban - Schaumburg, IL
Schaumburg Real Estate

I say no. That happens so often that I don't think it is any sort of misrepresentation. I posted that in AR Peeps on FB & I still can't believe the backlash on virtual staging as some type of 'visual fraud'.

Jul 25, 2017 07:00 AM
Rainmaker
3,908,091
Richard Weeks
Dallas, TX
REALTOR®, Broker

If pictures are taken when there is snow on the ground are you obliged to take new photos when the snow has melted?

Jul 25, 2017 06:53 AM
Rainmaker
4,777,223
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

I think it would be detrimental to advertise it is vacant.   I did have a home where it was occupied when the photos were taken, then they moved out a month later.    

Jul 27, 2017 07:17 AM
Rainmaker
4,799,406
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I don't think so.

Jul 26, 2017 04:48 AM
Ambassador
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Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Tony and Suzanne Marriott, Associate Brokers - no matter what, the home should sell, isn't it?

Jul 25, 2017 10:44 PM
Rainmaker
391,524
Jill Murty, Realtor - Orange County, CA
Sunset Properties, Powered by Movoto - Laguna Niguel, CA

Just disclose that the photos were taken when the property was occupied and state that the property is now vacant. 

Jul 25, 2017 09:33 PM
Rainmaker
3,879,632
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Good question.

 

Jul 25, 2017 06:12 PM
Ambassador
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Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

In our MLS most agents use vacant photos along with the virtually staged photos. Many times I list a property while it is occupied, take great photos and then the seller moves out. I do not remove the furnished photos and don't think there is anything wrong with leaving them in there.

Jul 25, 2017 04:05 PM
Rainmaker
4,433,533
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

I too wondered about the same thing.

Jul 25, 2017 03:00 PM
Rainmaker
1,448,327
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Tony and Suzanne Marriott, Associate Brokers I would put a statement in the remarks that the property is now vacant. I don't think I would be a fan of virtual staging.

Jul 25, 2017 02:54 PM
Ambassador
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Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

I'm in Lyn Sims' camp on this one - as long as it states that it is virtually staged (which is required by my MLS), then I'm covered.

If the sellers move out - well, they all do! Does every agent go back and change photos on their listing to reflect the newly vacanted property prior to Closing?

Jul 25, 2017 02:38 PM
Rainmaker
3,985,813
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

I would do it normally

Jul 25, 2017 11:09 AM
Rainmaker
2,016,530
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

Why are empty homes staged then ?

Jul 25, 2017 09:21 AM
Rainmaker
1,366,991
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

My vote is that the photos should accurately represent the current condition of the property.  When we change the staging in a listing, even if we just swap the couch with the love seat, we take new pictures.

Jul 25, 2017 09:05 AM
Rainmaker
836,420
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

The basic rule is to paint a true picture of the property in all advertising. it's not hard to take more photos and mix and match with the older ones.

Jul 25, 2017 08:15 AM
Rainmaker
6,417,584
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

I would not take new photographs.

Jul 25, 2017 07:50 AM
Ambassador
4,511,204
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

No, not obligated but a choice and I would. But if not taken disclose in the photo remarks

Jul 25, 2017 07:47 AM
Rainmaker
5,413,030
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

Tony and Suzanne,

No, but we would.  

Jul 25, 2017 07:43 AM
Rainmaker
4,059,504
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Not a fan of virtual staging, but sometimes you have to spark emotion to get activity!

Jul 25, 2017 06:21 AM
Rainmaker
2,062,371
Andrew Mooers | 207.532.6573
MOOERS REALTY - Houlton, ME
Northern Maine Real Estate-Aroostook County Broker

If the images were from a decade ago when you last sold it, less. But often with messy seller or tenant, empty is better. With a good occupant, with the stuff works better as long as the time line is pretty current.

Jul 30, 2017 08:57 AM