diff --git a/strr-base-web/app/components/connect/Stepper.vue b/strr-base-web/app/components/connect/Stepper.vue
index 3a7bccb8e..2bb9ee2a8 100644
--- a/strr-base-web/app/components/connect/Stepper.vue
+++ b/strr-base-web/app/components/connect/Stepper.vue
@@ -8,6 +8,11 @@ const activeStepIndexModel = defineModel<number>('activeStepIndex', { default: 0
 const activeStepModel = defineModel<Step>('activeStep', { default: () => {} })
 
 const buttonRefs = ref<HTMLButtonElement[]>([])
+const stepperOlRef = ref<HTMLOListElement | null>(null)
+const stepImageRefs = ref<HTMLDivElement[] | null>(null)
+const separatorPosition = ref<{ top: string, left: string, width: string }>({ top: '0px', left: '0px', width: '0px' })
+const activeBorderPosition = ref<{ left: string, width: string }>({ left: '0px', width: '0px' })
+const stepperVisible = useElementVisibility(stepperOlRef)
 
 async function setActiveStep (newStep: number) {
   activeStepModel.value.complete = true // set currently active step to complete
@@ -70,9 +75,35 @@ function createStepAriaLabel (index: number) {
   return `${stepCount} ${label}, ${validity}`
 }
 
+function updateActiveBorderPosition () {
+  if (stepperOlRef.value) {
+    activeBorderPosition.value = {
+      left: `${(stepperOlRef.value.offsetWidth / stepsModel.value.length) * activeStepIndexModel.value}px`,
+      width: `${stepperOlRef.value.offsetWidth / stepsModel.value.length}px`
+    }
+  }
+}
+
 watch(activeStepIndexModel, (newIndex) => {
   buttonRefs.value[newIndex]?.focus()
-  window.scrollTo({ top: 0, behavior: 'smooth' })
+  if (!stepperVisible.value) { // only scroll if stepper outside of viewport
+    stepperOlRef.value?.scrollIntoView(true) // aligns top of stepper container to top of viewport
+  }
+
+  updateActiveBorderPosition()
+})
+
+// update separator position as stepper size changes
+useResizeObserver(stepperOlRef, () => {
+  if (stepImageRefs.value && stepImageRefs.value[0] && buttonRefs.value && buttonRefs.value[0]) {
+    separatorPosition.value = {
+      top: `${stepImageRefs.value[0].offsetHeight / 2}px`,
+      left: `${buttonRefs.value[0].offsetWidth / 2}px`,
+      width: `${buttonRefs.value[0].offsetWidth * 3}px`
+    }
+  }
+
+  updateActiveBorderPosition()
 })
 
 defineExpose({ setActiveStep, setNextStep, setPreviousStep, setStepValidity, buttonRefs })
@@ -85,29 +116,38 @@ onMounted(() => {
 </script>
 <template>
   <ol
+    ref="stepperOlRef"
     :aria-label="stepperLabel"
-    class="
-        flex w-full flex-row justify-between
-        rounded-[4px] bg-transparent px-0 pt-0
-        sm:bg-white sm:px-5 sm:pt-5
-      "
+    class="relative flex w-full flex-row justify-between overflow-hidden rounded-[4px] bg-transparent sm:bg-white"
     data-testid="stepper"
   >
+    <div
+      class="absolute z-[1] w-full -translate-y-1/2 border-[0.5px] border-bcGovGray-500"
+      :style="separatorPosition"
+    />
+
+    <div
+      class="absolute bottom-0 hidden h-[3px] bg-blue-500
+      transition-all duration-300 motion-reduce:transition-none sm:block"
+      :style="activeBorderPosition"
+    />
+
     <li
       v-for="(step, index) in stepsModel"
       :key="'step' + index"
-      class="flex flex-row"
-      :class="index == stepsModel.length - 1 ? 'shrink grow-0': 'shrink-0 grow'"
+      class="z-[2] w-full grow"
     >
       <button
         ref="buttonRefs"
-        class="flex cursor-pointer flex-col items-center border-b-0 border-blue-500 pb-5"
-        :class="index === activeStepIndexModel ? 'sm:border-b-[3px]' : ''"
+        class="mx-auto flex w-full cursor-pointer flex-col items-center"
         :aria-label="createStepAriaLabel(index)"
         :aria-current="index === activeStepIndexModel ? 'step' : undefined"
         @click="setActiveStep(index)"
       >
-        <div class="flex justify-center pt-2 ">
+        <div
+          ref="stepImageRefs"
+          class="flex justify-center bg-gray-100 p-4 pt-5 sm:bg-white"
+        >
           <div
             class="
                 relative size-8 rounded-full p-[5px]
@@ -141,21 +181,12 @@ onMounted(() => {
           </div>
         </div>
         <p
-          class="
-              mt-2 hidden max-w-[95px] text-center
-              text-[14px] leading-5 sm:block
-            "
+          class="hidden w-full px-2 pb-4 text-center text-sm leading-5 sm:block"
           :class="index === activeStepIndexModel ? 'font-bold text-black' : 'text-blue-500'"
         >
           {{ step.label ? $t(step.label) : $t(`${step.i18nPrefix}.description.${index}`) }}
         </p>
       </button>
-      <div
-        v-if="index < stepsModel.length - 1"
-        class="mb-2 shrink-0 grow self-center sm:mb-10 md:mb-10"
-      >
-        <div class="h-px bg-gray-600" />
-      </div>
     </li>
   </ol>
   <div v-if="stepsModel[activeStepIndexModel]?.i18nPrefix" class="space-y-5 py-5">
diff --git a/strr-base-web/app/components/modal/help/RegisterStr.vue b/strr-base-web/app/components/modal/help/RegisterStr.vue
index ac7838311..57888ad6c 100644
--- a/strr-base-web/app/components/modal/help/RegisterStr.vue
+++ b/strr-base-web/app/components/modal/help/RegisterStr.vue
@@ -4,11 +4,11 @@
       <i18n-t keypath="modal.help.registerStr.content" tag="p" scope="global">
         <template #link>
           <a
-            href="https://www.STRregistry.gov.bc.ca"
+            :href="useRuntimeConfig().public.bcGovStrrUrl"
             target="_blank"
             class="text-bcGovColor-activeBlue underline"
           >
-            STRregistry.gov.bc.ca
+            www.gov.bc.ca/STRRegistry
           </a>
         </template>
       </i18n-t>
diff --git a/strr-base-web/app/error.vue b/strr-base-web/app/error.vue
new file mode 100644
index 000000000..3b81ff7d5
--- /dev/null
+++ b/strr-base-web/app/error.vue
@@ -0,0 +1,38 @@
+<script setup lang="ts">
+import type { NuxtError } from '#app'
+
+const { t } = useI18n()
+const localePath = useLocalePath()
+
+const props = defineProps({
+  error: { type: Object as () => NuxtError, default: undefined }
+})
+
+// TODO: update with other error codes?
+const errorKey: string | number = props.error?.statusCode === 404 ? 404 : 'unknown'
+
+// cant use definePageMeta in error.vue
+useRoute().meta.hideBreadcrumbs = true
+
+useHead({
+  title: errorKey === 404 ? t('page.error.404.title') : t('page.error.unknown.title')
+})
+
+</script>
+
+<template>
+  <NuxtLayout>
+    <div class="m-auto flex flex-col items-center gap-4">
+      <h1>
+        {{ $t(`page.error.${errorKey}.h1`) }}
+      </h1>
+      <p>{{ $t(`page.error.${errorKey}.content`) }}</p>
+      <UButton
+        :label="$t('btn.goHome')"
+        icon="i-mdi-home"
+        size="bcGov"
+        :to="localePath('/')"
+      />
+    </div>
+  </NuxtLayout>
+</template>
diff --git a/strr-base-web/app/locales/en-CA.ts b/strr-base-web/app/locales/en-CA.ts
index afa862625..01e1f99bb 100644
--- a/strr-base-web/app/locales/en-CA.ts
+++ b/strr-base-web/app/locales/en-CA.ts
@@ -317,6 +317,18 @@ export default {
     Invalid: 'Invalid'
   },
   page: {
+    error: {
+      404: {
+        title: 'Page Not Found - Short-Term Rental Registry',
+        h1: '404 Page Not Found',
+        content: 'This page could not be found or does not exist.'
+      },
+      unknown: {
+        title: 'Unknown Error - Short-Term Rental Registry',
+        h1: 'Unknown Error',
+        content: 'An unknown error occured, please refresh the page or try again later.'
+      }
+    },
     notFound: {
       h1: 'Page Not Found'
     },
diff --git a/strr-base-web/app/plugins/pay-api.ts b/strr-base-web/app/plugins/pay-api.ts
index fb8282bbb..7cf2418bf 100644
--- a/strr-base-web/app/plugins/pay-api.ts
+++ b/strr-base-web/app/plugins/pay-api.ts
@@ -1,6 +1,7 @@
 export default defineNuxtPlugin(() => {
   const payApiUrl = useRuntimeConfig().public.payApiURL
   const { $keycloak } = useNuxtApp()
+  const localePath = useLocalePath()
 
   const api = $fetch.create({
     baseURL: payApiUrl,
@@ -13,6 +14,11 @@ export default defineNuxtPlugin(() => {
       } else {
         headers.Authorization = `Bearer ${$keycloak.token}`
       }
+    },
+    async onResponseError ({ response }) {
+      if (response.status === 401) {
+        await navigateTo(localePath('/auth/login'))
+      }
     }
   })
 
diff --git a/strr-base-web/app/plugins/strr-api.ts b/strr-base-web/app/plugins/strr-api.ts
index 51c7425a4..838904a7c 100644
--- a/strr-base-web/app/plugins/strr-api.ts
+++ b/strr-base-web/app/plugins/strr-api.ts
@@ -1,6 +1,7 @@
 export default defineNuxtPlugin(() => {
   const strrApiUrl = useRuntimeConfig().public.strrApiURL
   const accountStore = useConnectAccountStore()
+  const localePath = useLocalePath()
 
   const { $keycloak } = useNuxtApp()
 
@@ -18,6 +19,11 @@ export default defineNuxtPlugin(() => {
         headers.Authorization = `Bearer ${$keycloak.token}`
         headers['Account-Id'] = accountStore.currentAccount.id
       }
+    },
+    async onResponseError ({ response }) {
+      if (response.status === 401) {
+        await navigateTo(localePath('/auth/login'))
+      }
     }
   })
 
diff --git a/strr-base-web/nuxt.config.ts b/strr-base-web/nuxt.config.ts
index a6ef5612c..72caec10c 100644
--- a/strr-base-web/nuxt.config.ts
+++ b/strr-base-web/nuxt.config.ts
@@ -92,7 +92,8 @@ export default defineNuxtConfig({
       version: `STRR Base UI v${process.env.npm_package_version}`,
       housingStrrUrl: process.env.NUXT_REGISTRY_HOME_URL, // TODO: update to NUXT_HOUSING_STRR_URL once we get the housing strr url set
       // TODO: move to app config for core layer ?
-      declineTosRedirectUrl: process.env.NUXT_REGISTRY_HOME_URL // TODO: update to NUXT_HOUSING_STRR_URL once we get the housing strr url set,
+      declineTosRedirectUrl: process.env.NUXT_REGISTRY_HOME_URL, // TODO: update to NUXT_HOUSING_STRR_URL once we get the housing strr url set,
+      bcGovStrrUrl: process.env.NUXT_BCGOV_STRR_URL
       // set by layer - still required in .env
       // keycloakAuthUrl - NUXT_KEYCLOAK_AUTH_URL
       // keycloakClientId - NUXT_KEYCLOAK_CLIENTID
diff --git a/strr-host-pm-web/.env.example b/strr-host-pm-web/.env.example
index ddf20deac..328b19549 100644
--- a/strr-host-pm-web/.env.example
+++ b/strr-host-pm-web/.env.example
@@ -25,6 +25,7 @@ NUXT_HOUSING_ALL_RULES_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/s
 NUXT_HOUSING_REQUIRED_DOCS_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals"
 NUXT_HOUSING_PROOF_OF_PR_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/host-registration#documents"
 NUXT_HOST_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-hosts"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 
 #vaults keycloak
 NUXT_KEYCLOAK_AUTH_URL="https://dev.loginproxy.gov.bc.ca/auth"
diff --git a/strr-host-pm-web/devops/vaults.env b/strr-host-pm-web/devops/vaults.env
index d637d35c2..e9e9ac18d 100644
--- a/strr-host-pm-web/devops/vaults.env
+++ b/strr-host-pm-web/devops/vaults.env
@@ -12,6 +12,7 @@ NUXT_HOUSING_ALL_RULES_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/s
 NUXT_HOUSING_REQUIRED_DOCS_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals"
 NUXT_HOUSING_PROOF_OF_PR_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/host-registration#documents"
 NUXT_HOST_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-hosts"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 NUXT_HOST_ACC_ACT_SUMMARY="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/short-term-rental-legislation#act"
 
 # vaults api
diff --git a/strr-platform-web/.env.example b/strr-platform-web/.env.example
index 241f9d448..a75c49f70 100644
--- a/strr-platform-web/.env.example
+++ b/strr-platform-web/.env.example
@@ -21,6 +21,7 @@ NUXT_AUTH_WEB_URL="https://dev.account.bcregistry.gov.bc.ca/"
 NUXT_BASE_URL="http://localhost:3000/" # app base url
 NUXT_HOUSING_STRR_URL="" # TODO: add housing strr base url here for redirects
 NUXT_PLATFORMS_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-platforms"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 
 #vaults keycloak
 NUXT_KEYCLOAK_AUTH_URL="https://dev.loginproxy.gov.bc.ca/auth"
diff --git a/strr-platform-web/app/components/form/platform/Details.vue b/strr-platform-web/app/components/form/platform/Details.vue
index ad94a1c32..eb9a5994b 100644
--- a/strr-platform-web/app/components/form/platform/Details.vue
+++ b/strr-platform-web/app/components/form/platform/Details.vue
@@ -106,7 +106,7 @@ onMounted(async () => {
             >
               <template #legend>
                 <span class="sr-only">{{ $t('validation.required') }}</span>
-                <span>{{ $t('strr.text.listingSize', { year: new Date().getFullYear() - 1 }) }}</span>
+                <span>{{ $t('strr.text.listingSize') }}</span>
               </template>
             </URadioGroup>
           </UFormGroup>
diff --git a/strr-platform-web/app/components/modal/info/CollectionNotice.vue b/strr-platform-web/app/components/modal/info/CollectionNotice.vue
new file mode 100644
index 000000000..fac1c9084
--- /dev/null
+++ b/strr-platform-web/app/components/modal/info/CollectionNotice.vue
@@ -0,0 +1,25 @@
+<template>
+  <ModalBase :title="$t('modal.info.collectionNotice.title')">
+    <div class="space-y-8">
+      <i18n-t keypath="modal.info.collectionNotice.content" tag="p" scope="global">
+        <template #straAct>
+          <em class="italic">{{ $t('act.strrAccomodations') }}</em>
+        </template>
+
+        <template #fippaAct>
+          <em class="italic">{{ $t('act.fippa') }}</em>
+        </template>
+
+        <template #email>
+          <a
+            class="text-blue-500 underline"
+            href="mailto:STRBranch@gov.bc.ca"
+            target="_blank"
+          >
+            STRBranch@gov.bc.ca
+          </a>
+        </template>
+      </i18n-t>
+    </div>
+  </ModalBase>
+</template>
diff --git a/strr-platform-web/app/locales/en-CA.ts b/strr-platform-web/app/locales/en-CA.ts
index f9c831e3a..fa63b849d 100644
--- a/strr-platform-web/app/locales/en-CA.ts
+++ b/strr-platform-web/app/locales/en-CA.ts
@@ -1,5 +1,8 @@
 /* eslint-disable max-len */
 export default {
+  act: {
+    fippa: 'Freedom of Information and Protection of Privacy Act'
+  },
   feeSummary: {
     itemLabels: {
       PLATREG_SM: 'Platform Application Fee',
@@ -7,6 +10,15 @@ export default {
       PLATREG_WV: 'Platform Application Fee'
     }
   },
+  modal: {
+    info: {
+      collectionNotice: {
+        triggerBtn: 'Information collection notice',
+        title: 'Information Collection Notice',
+        content: 'This personal information is being collected by the Ministry of Housing and Municipal Affairs under s. 33(1) of the {straAct} and s. 33(2)(e) of the {fippaAct} for the purpose of registering a platform service provider. If you have any questions about the collection of this personal information, please contact the Executive Director of the Short-Term Rental Branch, at {email}'
+      }
+    }
+  },
   strr: {
     title: {
       application: 'Short-Term Rental Platform Service Provider Application'
@@ -80,9 +92,9 @@ export default {
       brandNames: 'If your platform operates under distinct brand names, please enter each of them here.',
       brandNames2: 'If the business provides the same listings on multiple websites with different brand names, provide those as well. ',
       brandNamesNote: 'NOTE: if the listings are different, each brand should be a separate registration',
-      hasCpbc: 'Does the business have an active number with Consumer Protection BC (CPBC)?',
+      hasCpbc: 'Is the business licensed as a travel wholesaler under Consumer Protection BC (CPBC)?',
       isUserRep: 'Are you the platform service provider representative? ',
-      listingSize: 'What is the total number of listings offered by the Platform Service Provider across all platforms on June 1, {year}?',
+      listingSize: 'What is the total number of listings offered by the Platform Service Provider across all platforms as of today’s date?',
       nonComplianceEmail: 'Provide an email address to receive Notices of Non-Compliance.',
       nonComplianceEmailLong: 'This message will be sent to the supplier host and platform service provider by a local government to inform both parties that a listing is not compliant with a local government business licence requirement. No action is required from the platform service provider.',
       primaryContact: 'This is the primary contact person for the platform service provider.',
diff --git a/strr-platform-web/app/middleware/application-page.ts b/strr-platform-web/app/middleware/application-page.ts
new file mode 100644
index 000000000..e10dabb54
--- /dev/null
+++ b/strr-platform-web/app/middleware/application-page.ts
@@ -0,0 +1,15 @@
+export default defineNuxtRouteMiddleware(async (to) => {
+  const localePath = useLocalePath()
+  const { application, loadPermitData } = useStrrBasePermit()
+
+  // TODO: update with unique code check for renewals?
+  if (to.query.override === 'true') {
+    return
+  }
+
+  await loadPermitData(undefined, ApplicationType.PLATFORM)
+
+  if (application.value !== undefined) {
+    return navigateTo(localePath('/platform/dashboard'))
+  }
+})
diff --git a/strr-platform-web/app/pages/platform/application.vue b/strr-platform-web/app/pages/platform/application.vue
index d5856ae63..5b6b112a6 100644
--- a/strr-platform-web/app/pages/platform/application.vue
+++ b/strr-platform-web/app/pages/platform/application.vue
@@ -232,7 +232,7 @@ useHead({
 definePageMeta({
   layout: 'connect-form',
   path: '/platform/application',
-  middleware: ['auth', 'check-tos', 'require-premium-account']
+  middleware: ['auth', 'check-tos', 'require-premium-account', 'application-page']
 })
 
 setBreadcrumbs([
diff --git a/strr-platform-web/devops/vaults.env b/strr-platform-web/devops/vaults.env
index 7a4954b44..4a23d2b93 100644
--- a/strr-platform-web/devops/vaults.env
+++ b/strr-platform-web/devops/vaults.env
@@ -6,6 +6,9 @@ NUXT_REGISTRY_HOME_URL="op://web-url/$APP_ENV/registry/REGISTRY_HOME_URL"
 NUXT_PAYMENT_PORTAL_URL="op://web-url/$APP_ENV/pay/PAYMENT_PORTAL_URL"
 NUXT_AUTH_WEB_URL="op://web-url/$APP_ENV/auth-web/AUTH_WEB_URL"
 NUXT_BASE_URL="op://web-url/$APP_ENV/strr/STRR_PLATFORM_URL"
+NUXT_HOUSING_STRR_URL="" # TODO: add housing strr base url here for redirects
+NUXT_PLATFORMS_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-platforms"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 
 # vaults api
 NUXT_PAY_API_URL="op://API/$APP_ENV/pay-api/PAY_API_URL"
diff --git a/strr-platform-web/package.json b/strr-platform-web/package.json
index e93de90b8..6f968c978 100644
--- a/strr-platform-web/package.json
+++ b/strr-platform-web/package.json
@@ -2,7 +2,7 @@
   "name": "strr-platform-web",
   "private": true,
   "type": "module",
-  "version": "0.0.13",
+  "version": "0.0.14",
   "scripts": {
     "build-check": "nuxt build",
     "build": "nuxt generate",
diff --git a/strr-strata-web/.env.example b/strr-strata-web/.env.example
index 7b955b23a..3d109de5e 100644
--- a/strr-strata-web/.env.example
+++ b/strr-strata-web/.env.example
@@ -19,7 +19,9 @@ NUXT_REGISTRY_HOME_URL="https://dev.bcregistry.gov.bc.ca/"
 NUXT_PAYMENT_PORTAL_URL="https://dev.account.bcregistry.gov.bc.ca/makepayment/"
 NUXT_AUTH_WEB_URL="https://dev.account.bcregistry.gov.bc.ca/"
 NUXT_BASE_URL="http://localhost:3000/" # app base url
+NUXT_HOUSING_STRR_URL="" # TODO: add housing strr base url here for redirects
 NUXT_STRATA_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-strataplatforms"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 
 #vaults keycloak
 NUXT_KEYCLOAK_AUTH_URL="https://dev.loginproxy.gov.bc.ca/auth"
diff --git a/strr-strata-web/devops/vaults.env b/strr-strata-web/devops/vaults.env
index 32c48bda3..80df1849b 100644
--- a/strr-strata-web/devops/vaults.env
+++ b/strr-strata-web/devops/vaults.env
@@ -6,7 +6,9 @@ NUXT_REGISTRY_HOME_URL="op://web-url/$APP_ENV/registry/REGISTRY_HOME_URL"
 NUXT_PAYMENT_PORTAL_URL="op://web-url/$APP_ENV/pay/PAYMENT_PORTAL_URL"
 NUXT_AUTH_WEB_URL="op://web-url/$APP_ENV/auth-web/AUTH_WEB_URL"
 NUXT_BASE_URL="op://web-url/$APP_ENV/strr/STRR_STRATA_HOTEL_URL"
+NUXT_HOUSING_STRR_URL="" # TODO: add housing strr base url here for redirects
 NUXT_STRATA_TAC_URL="https://www2.gov.bc.ca/gov/content/housing-tenancy/short-term-rentals/registry/registry-toc-strataplatforms"
+NUXT_BCGOV_STRR_URL="https://www.gov.bc.ca/STRRegistry"
 
 # vaults api
 NUXT_PAY_API_URL="op://API/$APP_ENV/pay-api/PAY_API_URL"
diff --git a/strr-strata-web/package.json b/strr-strata-web/package.json
index 66bd62715..8d8c1087c 100644
--- a/strr-strata-web/package.json
+++ b/strr-strata-web/package.json
@@ -2,7 +2,7 @@
   "name": "strr-strata-web",
   "private": true,
   "type": "module",
-  "version": "0.0.9",
+  "version": "0.0.10",
   "scripts": {
     "build-check": "nuxt build",
     "build": "nuxt generate",