Captivating potential buyers is crucial to selling a property quickly and at the best possible price and the role of real estate photo editing has become vital in achieving this goal. 72% of realtors reported that well-edited property images win more listings.
But, there is a prominent difference between showcasing a property in its best light and manipulating buyers with deceptive photo retouching. The latter can be considered a misleading representation of real estate photos. Engaging in such manipulative practices not only damages the trust between buyers and sellers, but also carries the risk of legal disputes, reputational harm, and financial losses.
In this guide, we will discuss some essential practices to avoid the false presentation of property photos. But first, we need to understand what constitutes a misleading representation with examples.
Common examples of misleading representations in real estate photos
- Making the property look larger than it is
It is considered fabrication to manipulate the perspective and composition of a property photo to make it appear more spacious than it is. This is done by carefully selecting camera angles, using wide-angle lenses, and staging furniture and decor to create an illusion of spaciousness.
For Example: In an apartment with a compact living area, the photographer strategically places a mirror on one wall. As a result, the mirror reflects the room, visually doubling its size in the photo. This clever use of mirrors creates the impression of a larger and more open living space which is synonymous with lying to potential buyers.
- Removing permanent fixtures from the photos
The deliberate removal of permanent fixtures such as power lines, washing lines, power outlets, air conditioning vents, street lights, and other similar elements is also considered poor practice. However, these fixtures are usually edited out or altered to create a more visually appealing image of the property.
Example: In a captured image of a backyard with a swimming pool, there’s a utility box and an air conditioning vent on the side of the house. But during real estate image enhancement, the editor erases these elements to make the backyard seem more serene and inviting. However, potential buyers might be unaware of these hidden fixtures and could be in for a surprise when they visit the property in person.
- Using trick angles to hide unappealing features of the property
This is done by carefully positioning the camera to capture the property from specific angles that minimize or conceal undesirable aspects.
Example: A living room photo that appears spacious and bright. The angle used in the photo cleverly avoids showing a cramped corner with outdated furniture or peeling wallpaper. The image gives the impression of a well-maintained and spacious living area, but the reality is quite different.
- Changing the color of objects in photos
Another misleading practice in real estate photography is the alteration of colors, particularly major changes in wall paints and grass. This involves digitally manipulating the appearance of walls or outdoor areas to create a different color or texture than what exists.
For example, A real estate photo might show a living room with vibrant, freshly painted walls in a trendy color. However, upon visiting the property, you discover that the walls are a completely different color or in need of repainting.
Why you must not fabricate real estate photos in the first place?
- It’s not ethical
By retouching photos in an unethical way, you are giving buyers a false impression of the property, wasting their time and money, while also inviting doubt upon the integrity of your business.
- It can lead to legal consequences
False advertising or misrepresentation of property features can result in lawsuits, financial penalties, and damage to your professional reputation.
- It creates unrealistic expectations among potential buyers
When property photos are distorted to show something that does not exist, they set unrealistic expectations for potential buyers. Disappointment and dissatisfaction are likely to follow when buyers discover discrepancies when they visit the property. This can negatively impact a seller’s reputation and damage your credibility in the market.
- It can undermine trust between real estate professionals and their clients
Trust is the foundation of any successful business relationship. Such manipulation can erode trust between real estate professionals and their clients.
7 tips to avoid misleading representation in real estate photo retouching
- Make realistic enhancements during photo editing
Over-saturated colors and excessive filters can make the photos look unrealistic. This is because they can distort the actual color and tone of the property.
Instead, retouching can be done by making subtle adjustments that will enhance the natural beauty of the property. This can be done by adjusting the brightness, contrast, and saturation of the photos judiciously.
- Avoid adding non-existent elements in the photo
Do not add any non-existent objects like fireplaces, swimming pools, or a landscape during real estate photo enhancement. However, you can make minor adjustments to existing objects in the photo to make them look their best.
For example, you can edit the photo to fill the swimming pool with water, remove leaves and dirt from the pool area, and tidy up the surrounding area.
- Include a disclaimer or an image showing how the property looks like currently
It is a good idea to include a disclaimer or an image showing what the property looks like currently if you make any major changes to the photos. This is especially applicable in cases of virtual staging or where future remodeling plans or floor plan changes are to be displayed. This will help to ensure that potential buyers are not misled about the actual condition of the property.
The disclaimer could be a simple statement that says something like, “This photo has been digitally enhanced to showcase the potential of the property and does not represent its current condition.”
- Don’t remove permanent fixtures from the photo
Power lines, street lights, grids, ducts, flooring, trees, and billboards are examples of permanent fixtures that should not be removed during the retouching process because they can not be removed from the property (mostly). However, you can remove temporary ones, like furniture, decorations, or appliances.
- Retouch minor imperfections
Minor imperfections like dust, small blemishes, or little clutter can be retouched to improve the overall appearance of the property. However, be mindful not to go overboard and create an unrealistic impression of the property.
- Do not touch up the dirt patch on the grass
You can retouch the grass in real estate photos if it is not very vibrant, possibly due to the season or bad upkeep. However, you should be careful not to overdo it. The goal is to make the grass look its best, not to hide issues that may require time and money to fix or improve.
- Use Virtual Staging To Hide Internal Fixtures
Internal fixtures like power points, air conditioning vents, and other permanent fixtures cannot be removed during photo editing. This is because it can be deceptive to potential buyers and give them a false impression of the property.
However, these fixtures can be hidden by placing furniture in front of them. This is a good way to improve the overall appearance of the photos without misleading buyers
Conclusion
Remember, the goal of real estate photo editing is to create a positive and honest representation of the property through mindful photography and non-destructive retouching techniques. As a real estate professional, it is also your ethical responsibility to be transparent with the consumers. The goal must always be to showcase your properties in a good light while setting proper expectations in the mind of the viewer.
