NAR: Who Owns Your Property Photos?
Listing content fuels the real estate industry, and displaying photographs of real properties online is now a vital part of the real estate professional’s marketing plan. Sellers use photographs to market properties, and buyers rely on those images to select which properties to visit. MLSs distribute property listings through proprietary databases that include the listing photographs. Moreover, MLSs in turn often license their property listing databases, including broker-provided photographs, to third-party portals, such as REALTOR.com, and other websites and vendors.
Improper use of listing photographs, however, can create legal problems for agents, brokerages and MLSs. Authorship and ownership of photographs within the real estate industry is “fractured”. Who authored the photograph and who can use what photograph and in what way varies across the industry. Listing photographs may be taken by homeowners, real estate agents, MLS or brokerage employees, or professional photographers. Photographs may be owned or licensed to different parties in a variety of ways. A misunderstanding of how you may use the photographs for property listings could make you vulnerable to a copyright lawsuit.
For example, copyright infringement of listing photographs is central to the recent lawsuit VHT, Inc. v. Zillow Group, Inc., No. 2:15-cv-1096 (W.D. Wash. 2015). VHT purportedly retains ownership in the listing photographs and only grants non-exclusive licenses to brokers to use the photographs solely in connection with marketing active property listings. In the complaint, VHT alleges that Zillow uses VHT’s photographs without authorization in connection with “sold” properties and on Zillow’s home design website, “Digs.” VHT argues that these uses exceed the scope of VHT’s limited license to use the photographs in connection with active property listings. The case is still pending.
It is crucial to know what rights you own in photographs and how those rights permit you to use the photographs. To reduce your risk of copyright infringement, you should:
- Review photography agreements to assess what rights were granted or conveyed;
- Audit your use of listing photographs to ensure compliance with the relevant agreements;
- Determine how you will use photographs and ensure future agreements permit those uses; and
- Maintain records of all photography agreements.
In order to assist members and member firms, NAR Legal Affairs created Work for Hire, Assignment, and Executive License sample agreements, which should be modified as necessary to fit your particular needs.
Section 1.2.1 Detail on Listing Photos in FlexMLS:
- At least one (1) photo, drawing or rendition of the property shall be included at the time the listing is input. with the exception that the seller has directed, in writing, these to be withheld from the MLS.
- Agents are required to upload a primary photo of the exterior front of the property on all new listings. The primary photo must be an actual photo of the listed property, or an artist rendering of the listed property or environs.
- Vacant land listings are required to have a photo, graphic representations, and/or subdivision amenities in the MLS.
- Sellers of properties listed in SOMO MLS have the ability to direct that photographs or other graphic representations of the property be withheld from the MLS compilation.
- Staff may enforce the copyright and ownership of photos in the MLS that are owned by the original listing agent by removing the photo(s) in violation. Participants may not use photos taken by another agent without specific written authorization. If a violation occurs, the member has four (4) calendar days to correct or a $50.00 fine will be incurred