Crossing State Lines: What Agents Working in PA + NJ Need to Know
If you work real estate near the Delaware River, you've probably had some version of this conversation: a buyer or seller has a property on one side of the river and wants to transact on the other. Or they're moving from Cherry Hill to Philly. Or they've been priced out of Bucks County and are looking at Mount Laurel. Or they want to know whether the commuter tax situation actually makes Philly worth the move compared to Haddonfield.
For agents in the Philadelphia metro, in Bucks and Montgomery County, in Camden, Burlington, and Gloucester counties — the PA/NJ border isn't an abstract jurisdictional line. It's a daily operational reality. Clients move across it. Properties sit near it. Dual-market competence is a genuine competitive advantage.
But crossing state lines as a real estate agent isn't something you just do. Pennsylvania and New Jersey are both "turf states" — meaning you need a license in the state where the property is located before you can do real estate business there. Neither state has formal reciprocity with the other (PA's full reciprocity is limited to six states, none of which is NJ). Working deals on both sides of the river requires either a dual license or a formal co-brokering relationship with a licensee in the other state.
This post is for agents who actually work or want to work in both PA and NJ. Not another state-comparison piece (I've done that separately), but the operational playbook: how licensing actually works, what dual-license practice requires, how to structure a practice across the PA/NJ corridor, the legal and logistical considerations, and what separates agents who do it well from agents who get into compliance trouble. Written from the perspective of a transaction coordination firm that processes PA and NJ files every week.
The Licensing Reality: Both States Are Turf States
Start with the foundational fact: you cannot legally practice real estate in a state where you're not licensed. This is basic licensing law across the US, but it matters especially in border markets where the temptation to "help out" on an out-of-state deal is constant.
Pennsylvania and New Jersey are both turf states. This term means neither state allows "physical portability" or "cooperative portability" for out-of-state agents in any meaningful form. An unlicensed agent in PA cannot legally show a NJ property, represent a NJ client in a NJ transaction, or earn commission on a NJ deal. The same is true in reverse.
Neither state has reciprocity with the other. Pennsylvania has formal reciprocity agreements with only six states: Arkansas, Georgia, Louisiana, Maryland, Massachusetts, and New York. New Jersey does not offer formal reciprocity with any state — though it does offer partial education waivers for licensees from Pennsylvania, New York, and Florida.
What this means operationally. If you're a Pennsylvania-licensed agent who wants to do business in New Jersey, you need a New Jersey license. If you're a New Jersey-licensed agent who wants to do business in Pennsylvania, you need a Pennsylvania license. There is no shortcut. No "courtesy" referral arrangement in either direction. No way around it.
The consequences of getting this wrong. Practicing real estate without a license in the state where the property is located is unauthorized practice of real estate — subject to disciplinary action by the state's real estate commission, potential fines, potential loss of your home-state license, and civil liability to any party harmed by the unlicensed conduct. This is not an area for improvisation or "it's just one deal" thinking.
The PA-to-NJ Licensing Path
For a Pennsylvania-licensed real estate salesperson who wants to work NJ deals, the path is well-defined:
Step 1: Complete the 15-hour broker education course. New Jersey requires PA salespersons to complete a 15-hour broker course approved by the Pennsylvania State Real Estate Commission. This is a specific course — not generic continuing education. Multiple Pennsylvania real estate schools offer this as a standard offering for licensees planning to move to NJ.
Step 2: Submit the New Jersey Salesperson Waiver Application. This is the formal request to the NJ Real Estate Commission to waive the standard 75-hour New Jersey pre-licensing education requirement based on your PA license and the 15-hour broker course completion.
Step 3: Submit required supporting documents. You'll need a current Certificate of Licensure from the Pennsylvania Real Estate Commission, your transcript showing completion of the 15-hour broker course, and a non-refundable $25 processing fee (money order or certified check).
Step 4: Pass the New Jersey licensing exam. Here's where the "no reciprocity" part of NJ becomes real. Despite the education waiver, you still must take and pass the New Jersey salesperson exam — a 110-question combined exam covering both national and state-specific content.
Step 5: Affiliate with a New Jersey-licensed broker. Like most states, NJ requires salespersons to hang their license with a broker. For agents keeping their PA practice active, the NJ broker can be a different brokerage from the PA broker — you can work with separate brokers in each state if that's how the business is structured.
Step 6: Complete ongoing education in both states. PA requires 14 hours of continuing education every 2-year renewal cycle. NJ requires 12 hours of CE every 2-year renewal cycle. You'll track both separately.
Timeline and cost. Realistically, the PA-to-NJ path takes 2-4 months from deciding to pursue it to having the NJ license in hand. Cost varies but typically runs $500-$1,500 all-in including the 15-hour course, application fees, exam fees, and potentially supplementary prep materials.
The NJ-to-PA Licensing Path
For a New Jersey-licensed salesperson wanting to work PA deals, the path looks different because Pennsylvania's reciprocity list doesn't include New Jersey.
The main path: Full PA salesperson licensing. NJ licensees typically complete the standard Pennsylvania salesperson pre-licensing requirements — 75 hours of Pennsylvania pre-licensing education and passage of the PA salesperson exam. This is less favorable than the PA-to-NJ path, which at least gives PA licensees an education waiver. NJ licensees get no such waiver going into PA (since NJ isn't on PA's reciprocity list).
Education waiver possibilities. The PA Real Estate Commission does provide some limited waivers for applicants with qualifying education backgrounds — attorneys, applicants with real estate college degrees, certain military veterans, and applicants with specific prior real estate education. If you fit one of these categories, you may be able to waive some or all of the 75 hours.
Exam. All PA salesperson applicants must pass the Pennsylvania real estate exam.
Affiliation. Affiliate with a Pennsylvania-licensed broker.
Timeline and cost. Because the education requirement is larger, the NJ-to-PA path typically takes 3-6 months and runs $800-$2,500 all-in. More expensive and more time-consuming than the PA-to-NJ path.
This asymmetry is worth knowing. A Pennsylvania agent planning to expand into NJ has an easier path than a New Jersey agent planning to expand into PA. For agents building cross-border practices from scratch, the asymmetry can influence which state you license in first if you have flexibility.
Attorneys as a Shortcut
Worth noting: licensed attorneys have streamlined paths to real estate licensure in both states. In Pennsylvania, a licensed attorney can sometimes waive pre-licensing education requirements. In New Jersey, the same waiver structure exists in various forms. For an attorney-agent (a relatively rare but real profile), cross-state practice is meaningfully easier than for a non-attorney salesperson.
For most agents, this isn't relevant. But if you're an attorney practicing real estate law who wants to add broker/salesperson work, it's worth exploring.
How a Dual-License Practice Actually Works
Once you have licenses in both states, the operational questions start.
Broker affiliation. You can be affiliated with the same brokerage in both states (if the brokerage is licensed in both) or with different brokerages. Common patterns:
Single-state brokerage in each state. You work with a PA brokerage for your PA license and a separate NJ brokerage for your NJ license. This is common for smaller independent brokerages that are licensed only in one state.
Multi-state brokerage. Some larger brokerages — particularly national franchise operations (Keller Williams, RE/MAX, Coldwell Banker, Compass, eXp) — operate in both PA and NJ. Affiliating with a multi-state brokerage can simplify your arrangement, with a single administrative relationship spanning both states.
Different brokerages for different reasons. Sometimes agents choose separate brokerages because different brokerages have better coverage or support in different regions — a strong PA presence on one side of the river, a strong NJ presence on the other.
The right choice depends on your volume split, the brokerages' office locations relative to your book of business, and the specific support each brokerage provides.
Commission splits and fee structures. Different brokerages have different commission splits, fee structures, and support levels. Dual-license agents often find themselves navigating different fee arrangements for their PA and NJ deals. Worth modeling this out in advance — if 60% of your business is PA and 40% is NJ, the math of your combined brokerage arrangement matters.
Marketing and branding. In marketing materials, you need to be clear about your licensing in each state, including your brokerage affiliation in each state. Advertising a NJ listing under your PA brokerage license (or vice versa) is a regulatory violation. Most dual-license agents use language like "Licensed in Pennsylvania and New Jersey" and clearly identify the brokerage for each specific transaction.
MLS access. You'll typically need access to MLSs covering both markets. In the Philadelphia metro and South Jersey, Bright MLS covers significant areas of both PA and NJ, which is helpful. Agents working further into Central or North Jersey may need additional MLS access through New Jersey-specific systems.
Lead generation and referrals. Cross-border leads are real and common. A buyer searching homes in Bucks County often is also open to Burlington County, and vice versa. A dual-licensed agent can capture both sides of that lead rather than referring out. Conversely, for leads entirely outside your licensure, a formal referral arrangement to a dual-licensed or other-state agent is the right handling.
The Operational Realities: PA Files vs. NJ Files Side by Side
Once you're running files in both states, the operational differences start showing up daily. I covered these in detail in the "PA vs NJ Real Estate Transactions" post, but briefly for dual-license agents:
Contracts and execution. PA contracts are binding at signing. NJ contracts enter a three-business-day attorney review window. Running both simultaneously means remembering which state's rules apply to which client — and not treating a PA-style signing event as a NJ-style "we'll talk in three days."
Attorney involvement. PA deals are typically title-company-driven with no attorney on either side. NJ deals have attorneys on both sides. Your mental model for a given file has to shift depending on which state you're in. PA clients don't usually expect to hire an attorney; NJ clients do.
Transfer taxes. PA has flat transfer tax (2% in most counties, higher in Philly/Pittsburgh/Reading/Allentown). NJ has the graduated Realty Transfer Fee plus the Mansion Tax / Graduated Percent Fee on $1M+ deals, paid by the seller. Don't conflate them when quoting numbers.
Attorney review vs. no attorney review. On NJ deals, the first three business days after contract can unwind the whole thing. On PA deals, the contract is final at signing. Client communications around "what happens next" are state-specific.
CO/UO inspections. NJ has municipality-specific CO/UO requirements. PA generally doesn't. A dual-license agent needs to know the CO/UO rules for every NJ town they list in.
Mansion tax. The 2025 shift of the NJ mansion tax from buyer to seller — and the new graduated tier structure up to 3.5% — affects NJ listings over $1M. PA has no comparable tax. Dual-license agents working both sides of the Delaware on high-value deals need this math tight.
Flood disclosure. New Jersey's flood disclosure law is aggressive and specific. PA doesn't have a comparable statewide statute. Don't apply one state's disclosure approach to the other state's deals.
Non-resident seller withholding. NJ requires 2% GIT/REP withholding on non-resident sellers. PA doesn't. An out-of-state seller moving between the two states has different closing-day cash flow depending on which state the property is in.
The Cross-Border Client Scenario
The most valuable single skill a dual-license PA+NJ agent can develop is handling cross-border clients cleanly.
Scenario 1: The client selling in one state and buying in the other. A Haddonfield family sells their NJ home and buys in Bucks County, PA. A dual-license agent can represent them on both sides of the transaction — list the NJ property, find and negotiate the PA purchase, coordinate the cash flow between the two closings. The alternative (two separate agents in two states) works but introduces coordination friction. One agent running both transactions, with strong TC support, is a real value proposition.
Scenario 2: The commuter relocation. A buyer works in Philly and is deciding between PA and NJ neighborhoods. A dual-license agent can show properties in both states, negotiate in whichever state they pick, and handle the full transaction. Clients in this scenario often appreciate not being handed off to a second agent when they cross state lines.
Scenario 3: The investor working both sides. Investors increasingly operate across the Philadelphia metro on both PA and NJ sides. Rental portfolios, flip projects, small commercial properties. An investor-focused agent licensed in both states can serve this client base more deeply than a single-state agent.
Scenario 4: The estate or relocation sale. Families dealing with a deceased parent's property in PA while also managing a family member's NJ home, or executives relocating between two cities where PA and NJ options are both in play — these are multi-property scenarios where dual-license coordination is directly valuable.
For each of these, the agent's ability to handle both sides cleanly depends on operational discipline. Contracts written correctly for the state they're in. Attorney review timelines tracked for NJ files. Transfer tax math right. Closing dates coordinated. Client communication that doesn't confuse the two states' rules.
The TC Advantage in Cross-Border Practice
For dual-license PA+NJ agents, transaction coordination isn't just nice to have — it's foundational. The reason: the mental load of running PA and NJ files simultaneously is genuinely high. Different contracts, different timelines, different tax rules, different disclosure requirements, different closing processes. An agent trying to carry all of this without support will inevitably miss things.
What a good cross-border TC provides:
State-specific workflows. Not a generic checklist applied to both states. Actual distinct PA and NJ workflows that reflect the different contract forms, attorney review requirements, CO/UO rules, transfer tax calculations, and closing processes.
File-level state identification. Every file is tagged as PA or NJ, and the TC pulls up the correct workflow and deadline structure. Mixing them up is the single biggest risk of cross-border work.
Attorney coordination for NJ files. Introducing the TC to the attorneys at contract, tracking attorney review, managing the revision process, confirming end-of-review.
Title company coordination for PA files. Title commitment review, clearance of defects, coordination with the title company through closing.
CO/UO tracking by NJ municipality. Knowing which NJ towns require certificates of occupancy for resale, scheduling inspections early, tracking through to issuance.
Transfer tax verification in both states. PA rates confirmed per municipality (verified from county recorder sources). NJ RTF and GPF calculated on the correct side (seller-paid), using current 2025-2026 graduated tiers.
Flood disclosure on NJ listings. Ensuring the statutory flood disclosure is completed correctly, particularly for properties near waterways or in FEMA flood zones.
Non-resident seller withholding. Flagging GIT/REP on NJ listings where the seller is out-of-state.
Cross-deal coordination. When a single client has both a PA and NJ transaction (sell-in-one/buy-in-other scenarios), the TC coordinates timing so the two closings work together rather than creating funding gaps or timing conflicts.
Consistent client communication. Regardless of which state the deal is in, clients get consistent, clear communication from the TC — adjusted for the state-specific realities.
An agent running 20-30 cross-border deals a year without a TC is carrying enormous operational risk. An agent with a good cross-border TC can scale to meaningfully higher volume without the risk of dropped deadlines or missed state-specific requirements.
Common Mistakes Dual-License Agents Make
In rough order of frequency:
1. Treating the border as administrative rather than operational
The Delaware River is a real operational divide. Contracts are different. Attorneys are present on one side and not the other. Transfer taxes are different. CO/UO applies on one side. Every deal that crosses or sits near the border requires state-specific thinking.
2. Importing one state's habits into the other state
PA agents expanding into NJ sometimes treat NJ deals like PA deals — missing attorney review significance, underestimating CO/UO work, or quoting transfer tax as a 50/50 split. NJ agents expanding into PA sometimes wait for attorney review that doesn't exist, or expect attorneys on deals that don't have them. Both directions create real problems.
3. Misquoting transfer taxes across state lines
Confusing PA's flat-percentage transfer tax (typically 2% split 50/50) with NJ's graduated Realty Transfer Fee (seller-paid, much lower as a percentage but higher as a dollar amount on $1M+ deals due to GPF). Clients can tell when their agent doesn't know the numbers cold.
4. Missing state-specific compliance pieces
Flood disclosure on NJ listings. CO/UO on NJ municipal sales. Property disclosure on PA listings. Failing to verify required state-specific documentation creates compliance exposure for the agent and potentially for clients.
5. Confusing brokerage affiliation on a given transaction
Listing a NJ property under your PA broker's name (or vice versa) is a violation. Every deal needs to be properly attributed to the correct state-licensed brokerage. Check every listing agreement and contract for accurate broker identification.
6. Inadequate TC support for the cross-border practice
Carrying PA and NJ deals without a TC who genuinely handles both states' workflows means errors eventually. The investment in quality TC support pays back in reduced errors, better client experience, and enabling volume growth.
7. Missing CE requirements in one state
Continuing education is tracked separately in each state. Missing the CE renewal in one state while staying current in the other can result in a lapsed license — which means any deals you did in that state during the lapse become compliance problems.
8. Not tracking the PA NJ border line precisely
For properties right at the river — or in areas where the state line meanders — confirming the property's actual state is worth doing deliberately. Misidentifying a property's state on a listing or contract is a fixable error but an embarrassing one.
9. Representing clients as dual-agency across states
Dual agency rules differ by state. A representation structure that's permissible in PA may not be in NJ (and vice versa). When representing both buyer and seller in a transaction, verify the state-specific dual agency rules.
10. Failing to plan for CE across both states
Different CE schedules and topic requirements. An agent who plans CE for PA and then scrambles for NJ CE separately creates unnecessary workload. Planning CE that satisfies both states' requirements where possible (some courses qualify for both) saves time.
The Bottom Line
Working both sides of the PA/NJ border as a real estate agent is a legitimate, potentially lucrative practice specialty — particularly in the Philadelphia metro and South Jersey corridor where client demand for cross-border service is real and growing. But it requires genuine commitment to two-state competence: separate licenses, separate CE, separate workflows, separate attorney and title relationships, and operational discipline to keep PA deals running as PA deals and NJ deals running as NJ deals.
The structural reality is that neither state offers easy entry from the other. Both are turf states. Neither has full reciprocity with the other. Getting dual-licensed requires time, investment, and ongoing maintenance. For agents committed to the Philadelphia metro's cross-border market, it's worth it. For agents doing occasional out-of-state deals, the licensing investment may not pay off — a good referral relationship with a cross-border agent may serve the client better than improvising.
For dual-license agents, the operational investment that pays the biggest dividends is transaction coordination. A TC who genuinely knows both PA and NJ workflows — not generic support, but state-specific operational discipline — is the difference between a cross-border practice that scales and a cross-border practice that starts making expensive mistakes. The TC handles the state-specific details; the agent handles the client relationships and the new business. That division of labor is what makes cross-border practice sustainable.
Frequently Asked Questions
Does Pennsylvania have reciprocity with New Jersey?
No. Pennsylvania has formal reciprocity agreements with six states: Arkansas, Georgia, Louisiana, Maryland, Massachusetts, and New York. New Jersey is not on that list. New Jersey also does not have formal reciprocity with any state. To practice real estate in both PA and NJ, an agent needs separate active licenses in each state.
What is a "turf state" in real estate?
A "turf state" is one that doesn't allow license portability — meaning an agent from another state cannot conduct real estate business in a turf state without first obtaining a license in that state. Both Pennsylvania and New Jersey are turf states, along with Kentucky, Missouri, Nebraska, New Mexico, and Utah. In turf states, the only way to legally practice is to hold an active license in that state.
How do I get a New Jersey real estate license if I'm already licensed in Pennsylvania?
New Jersey offers a partial education waiver for Pennsylvania salespersons. The path is: (1) complete a 15-hour broker course approved by the Pennsylvania State Real Estate Commission, (2) submit the New Jersey Salesperson Waiver Application with a Certificate of Licensure from PA, course transcript, and $25 fee, (3) take and pass the New Jersey salesperson exam (110-question combined national and state exam), and (4) affiliate with a New Jersey-licensed broker. Timeline is typically 2-4 months and total cost runs $500-$1,500.
How do I get a Pennsylvania real estate license if I'm already licensed in New Jersey?
Because PA's reciprocity list doesn't include NJ, New Jersey licensees generally need to complete the standard PA salesperson licensing path — 75 hours of Pennsylvania pre-licensing education plus passing the PA real estate exam. Some partial education waivers are available for attorneys, applicants with real estate college degrees, and certain other qualifying backgrounds. Timeline is typically 3-6 months and cost runs $800-$2,500.
Can I use the same brokerage for my PA and NJ license?
Yes, if the brokerage is licensed in both states. Many national franchise brokerages (Keller Williams, RE/MAX, Coldwell Banker, Compass, eXp) are licensed in both PA and NJ. Smaller independent brokerages are sometimes licensed only in one state, in which case you'd need to affiliate with different brokerages for each license. The choice depends on which brokerage has the best coverage and support in the regions where your business is concentrated.
What are the continuing education requirements for PA and NJ real estate licenses?
Pennsylvania requires 14 hours of continuing education every 2-year renewal cycle for salespersons. New Jersey requires 12 hours of CE every 2-year renewal cycle. Each state's CE is tracked separately. Some courses qualify for CE in both states, which can reduce total hours if coordinated well.
Can a Pennsylvania-licensed agent show a New Jersey property to a client?
No, not legally. A PA-licensed-only agent cannot conduct real estate business in NJ — including showing NJ properties, negotiating on NJ properties, or representing clients in NJ transactions. If a client wants to see NJ properties, the PA agent either needs to obtain a NJ license, refer the client to a NJ-licensed agent, or co-broker the transaction with a NJ-licensed agent under that agent's supervision and license.
How do I handle a client who wants to buy in PA and sell in NJ simultaneously?
If you're dual-licensed, you can represent the client in both transactions — listing the NJ property under your NJ license and brokerage, and representing them on the PA purchase under your PA license and brokerage. If you're licensed only in one state, you'll either need to get the second license, refer the out-of-state transaction to a qualified agent in that state, or arrange a formal co-brokering relationship with a dual-licensed colleague.
What are the biggest operational differences between PA and NJ closings?
PA closings are title-company-driven with no attorney on either side in typical residential deals. NJ closings are attorney-driven with attorneys on both sides, a three-business-day attorney review window following contract signing, municipality-specific Certificates of Occupancy required in many towns, graduated Realty Transfer Fee paid by the seller, and the mansion tax / Graduated Percent Fee on residential sales over $1 million (also paid by the seller as of July 2025). The operational workflows and client communication patterns are meaningfully different.
Can I advertise myself as serving both PA and NJ?
Yes, if you're properly licensed in both states. Marketing language like "Licensed in Pennsylvania and New Jersey" is standard for dual-licensed agents. You need to be clear about your brokerage affiliation for each state, and listings, contracts, and transaction-specific communications need to accurately identify the correct state-licensed brokerage. Misattributing a listing or deal to the wrong brokerage is a regulatory violation.
How can a transaction coordinator help with a PA + NJ cross-border practice?
A TC with genuine experience in both PA and NJ handles the state-specific operational layer that dual-license practice demands. This includes maintaining separate workflows for each state (not a generic checklist applied to both), state-appropriate attorney and title company coordination, CO/UO tracking for NJ municipal requirements, accurate transfer tax calculations reflecting each state's structure, flood disclosure compliance for NJ listings, non-resident seller withholding awareness on NJ deals, cross-deal coordination when a single client has transactions in both states, and consistent state-specific client communication. A cross-border TC lets dual-licensed agents scale their practice without scaling the risk of state-specific mistakes.
Ready to See What a Transaction Coordinator Can Do For Your PA and NJ Files?
Signed to Keys provides full-service transaction coordination for real estate agents across Pennsylvania, New Jersey, New York, Maryland, Connecticut, and Delaware — with particular depth in PA/NJ cross-border practice. We maintain separate, state-specific workflows for both states, with deep experience in PA title-company-driven closings, NJ attorney review, CO/UO tracking by municipality, transfer tax accuracy, and cross-deal coordination for clients with transactions on both sides of the Delaware. One dedicated point of contact, 30+ tasks handled per file, a secure portal with wire fraud protection built in.
Free 30-minute consultation. No pressure, no obligation. We'll learn about your business, walk you through how we handle cross-border files specifically, and help you figure out whether we're the right fit.
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Sources
Pennsylvania State Real Estate Commission. Reciprocity and Licensing Requirements. Retrieved from https://www.dos.pa.gov/ProfessionalLicensing/BoardsCommissions/RealEstate
Pennsylvania Association of REALTORS®. License Reciprocity. Retrieved from https://www.parealtors.org/resources/license-reciprocity/
New Jersey Real Estate Commission. Licensing Requirements and Waiver Applications. Retrieved from https://www.state.nj.us/dobi/division_rec/licensing
New Jersey Department of Banking and Insurance, Real Estate Education Bureau. Licensing Information. Retrieved from https://www.nj.gov/dobi
Bucks County Association of REALTORS®. License Reciprocity PA & NJ. Retrieved from https://www.bucksrealtor.com/professional-education/license-reciprocity-pa-nj/
National Association of REALTORS®. What the NAR Settlement Means for Home Buyers and Sellers. Retrieved from https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
Disclaimer: This post is general information about Pennsylvania and New Jersey real estate licensing and cross-border practice based on public sources and common practice, not legal advice. Licensing requirements and procedures are subject to change, and the specific application of rules can vary by fact pattern. Any agent considering dual-state licensure or cross-border practice should consult the current licensing authorities of both states for specific requirements. Requirements cited are current as of April 2026 and subject to change.
About Signed to Keys
Signed to Keys is a real estate transaction coordination firm serving agents across six Northeast states — Pennsylvania, New Jersey, New York, Maryland, Connecticut, and Delaware. From contract to keys, we handle the 30+ administrative tasks per file that would otherwise eat your prospecting time, built on secure systems that protect your clients and your license.
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