A listing video should help a viewer understand how a property connects—not turn every room into an unrelated beauty shot. The checklist below organizes one efficient production around orientation, flow, important details and honest representation. It is general production guidance, not real estate or legal advice.

Start with verified facts and an approved marketing plan

Before filming, confirm that the property is ready to be marketed and that the video producer has an approved brief. OACIQ guidance says a brokerage contract must be signed before a Québec broker advertises a property on an information service, website or social media.[1]

Create a fact sheet from reliable property records and the broker’s verified listing information. The OACIQ says real estate advertising must be truthful, verifiable, complete, clear and understandable, and that a description sheet must contain accurate, verified and current information.[2] The video should follow that standard: do not introduce measurements, features or claims simply because they sound attractive.

1–4. Establish the property

  1. Street approach. Show the property’s position and arrival without revealing unrelated private details.
  2. Exterior hero. Record a stable view that shows the actual facade and visible condition.
  3. Entrance sequence. Connect the door, vestibule and first interior view.
  4. Orientation wide. Give the viewer one clear frame that explains the main level before moving into details.

Film what is present on the day. Avoid extreme angles or edits that materially exaggerate scale, hide a permanent feature or confuse the relationship between spaces.

5–9. Explain the main living flow

  1. Living-area wide. Show the room’s usable layout and its connection to nearby spaces.
  2. Kitchen overview. Establish the work area, storage and circulation before filming finishes and appliances.
  3. Dining connection. Demonstrate how the dining area relates to the kitchen and living space.
  4. Primary bedroom. Use a readable angle that shows entry, windows and realistic floor area.
  5. Main bathroom. Capture the room’s arrangement, then one or two relevant fixture details.

Move in a logical path. A viewer should be able to understand whether rooms are adjacent, separated by a hall or located on another floor.

10–13. Cover differentiating spaces and details

  1. Additional rooms. Record bedrooms, office space or flexible rooms using the same honest framing standard.
  2. Storage and utility. Include closets, pantry, laundry or mechanical space when they are relevant to the listing story.
  3. Material detail. Show a verified renovation, finish or built-in feature without implying a condition or age that has not been confirmed.
  4. Vertical circulation. Use stairs, landings or an elevator transition to clarify how levels connect.

Keep the original footage and factual notes together. OACIQ guidance says brokers should retain documents and records that demonstrate the accuracy of information they provide.[2]

14–16. Finish with outdoor space and location context

  1. Balcony, yard or terrace. Show access, usable area and the actual outlook.
  2. Building or shared amenities. Film only spaces the listing is authorized to represent and identify any relevant context accurately.
  3. Closing exterior. Return to the property identity with a clean hold for listing details and a call to action.

Neighbourhood footage can provide useful context, but do not imply that an amenity belongs to the property or that a travel time is verified unless the broker has confirmed the claim and its source.

Optional aerial footage needs its own safety check

A drone is not automatically appropriate for every listing. Transport Canada says the rules depend on aircraft weight, distance from people, airspace and the operation category. Microdrones under 250 g have their own rules; small drones from 250 g to 25 kg fall into the Basic category or above.[3] Pilots must also respect privacy, trespassing and other applicable laws.[4]

Decide on aerial coverage only after checking the location, airspace, people, aircraft, pilot qualifications and permissions. A ground-based exterior sequence is often the safer and clearer alternative.

Protect usage rights and preserve reality

Confirm in writing who may use the footage, where it may appear, how long the licence lasts and whether agencies, brokers, sellers or third-party platforms may reuse or modify it. The OACIQ advises brokers who receive property photos from a seller to obtain a signed contract or licence showing that third-party use is authorized; the same rights question should be resolved for video deliverables.[5]

If AI or another tool changes the apparent property, treat that as a separate compliance issue. Current OACIQ guidance requires disclosure of AI-generated advertising imagery and says images that fundamentally alter the property’s actual appearance violate applicable rules.[1] Basic exposure and colour correction should still preserve an honest impression of the space.

Turn the shoot into a useful delivery set

  • Listing film: a complete walkthrough with a measured pace.
  • Vertical highlight: a shorter edit built from the strongest orientation and feature shots.
  • Room clips: clean individual sequences for future posts and broker commentary.
  • Unbranded version: only when the agreement and platform rules call for it.
  • Captioned version: readable titles and accurate captions for silent viewing.

Export requirements should be confirmed with the broker and the intended listing or social platforms before editing begins. Avoid promising one universal file for every destination.

Pre-shoot checklist

  • The brokerage and marketing approvals are in place.
  • The address, price and featured property facts are verified.
  • The property is cleaned, staged and safe to film.
  • Personal documents, family photos and sensitive items are removed or protected.
  • Access to shared or restricted areas is authorized.
  • The shot order follows the real layout.
  • Music, footage and reuse rights are documented.
  • Any aerial plan has a separate regulatory and safety review.
  • AI-generated or materially altered imagery is not presented as reality.
  • A broker or responsible reviewer will check the final edit before publication.

Sources

  1. OACIQ: Advertising
  2. OACIQ: Information about the property—main verifications and adverse factors
  3. Transport Canada: Drone operation categories and pilot certificates
  4. Transport Canada: Flying your drone safely and legally
  5. OACIQ: Marketing and social networks

Sources were accessed and checked on October 31, 2026. This article provides general production guidance, not real estate, aviation or legal advice. Confirm the current rules and platform requirements for each project.

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