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Home > Add/Edit > Create a Photo Disclaimer (watermark) for an image using Microsoft Paint
Create a Photo Disclaimer (watermark) for an image using Microsoft Paint
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Canopy MLS Rules and Regulations Section 1.22 requires that a disclaimer be placed on any photo uploaded to a listing that is representative of the property being advertised and not an actual photo of the listed property (example new construction that is planned but not yet built or is under construction). Adding the disclaimer could protect the agent from allegations of misrepresentation of a listing or accusations of false advertising both are issues that are addressed in the REALTOCode of Ethics. Placing the disclaimer in the photo captions is NOT adequate as the photo captions are not always disseminated to the internet. The image must include a disclaimer such as Example Photo.


  1. Open the folder on your computer where your images are saved

  2. Right-click on an image, then click "Edit" in the menu.  This should open Microsoft Paint

  3. Click the Text tool in the toolbar at the top the screen.

  4. Click-and-drag on the photo where you want to place a text watermark. You will see a rectangle that designates the boundaries of your text. Release the mouse button when the text box is the desired size. If needed, you can resize the box by clicking on the tab buttons at the corners and midpoints of the edges and dragging them in or out.

  5. Type Example Photo” into the text box. Choose the font name, size and style (bold, italic or underline).

  6. Now click "File" and "Save" (to save over the original file) or "Save As" to name and save a new version on your computer.

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