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

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

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.

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.

Just identify the home as currently unfurnished under the brokers remarks

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.

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.

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.

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. 

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

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. 

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?

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

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.

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

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.

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'.

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

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.    

I don't think so.

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

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

Good question.

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.

I too wondered about the same thing.

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.

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?

I would do it normally

Why are empty homes staged then ?

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.

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.

I would not take new photographs.

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

Tony and Suzanne,

No, but we would.  

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

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.