diff --git a/strr-platform-web/.env.example b/strr-platform-web/.env.example
index 7a0124a3..308d8df7 100644
--- a/strr-platform-web/.env.example
+++ b/strr-platform-web/.env.example
@@ -19,6 +19,7 @@ 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
 
 #vaults keycloak
 NUXT_KEYCLOAK_AUTH_URL="https://dev.loginproxy.gov.bc.ca/auth"
diff --git a/strr-platform-web/app/composables/useStrrModals.ts b/strr-platform-web/app/composables/useStrrModals.ts
index fdd4c5dc..a50e108b 100644
--- a/strr-platform-web/app/composables/useStrrModals.ts
+++ b/strr-platform-web/app/composables/useStrrModals.ts
@@ -5,6 +5,7 @@ export const useStrrModals = () => {
   const modal = useModal()
   const { t } = useI18n()
   const connectNav = useConnectNav()
+  const config = useRuntimeConfig().public
 
   function openAppSubmitError (e: any) {
     modal.open(ModalBase, {
@@ -37,6 +38,20 @@ export const useStrrModals = () => {
     })
   }
 
+  function openConfirmDeclineTosModal () {
+    modal.open(ModalBase, {
+      title: 'Decline Terms of Use?',
+      content: 'By declining the Terms of Use, you won’t be able to access this service. Do you wish to proceed?',
+      actions: [
+        { label: t('btn.cancel'), variant: 'outline', handler: () => close() },
+        {
+          label: 'Decline Terms of Use',
+          handler: () => navigateTo(config.declineTosRedirectUrl as string, { external: true })
+        }
+      ]
+    })
+  }
+
   function close () {
     modal.close()
   }
@@ -44,6 +59,7 @@ export const useStrrModals = () => {
   return {
     openAppSubmitError,
     openCreateAccountModal,
+    openConfirmDeclineTosModal,
     close
   }
 }
diff --git a/strr-platform-web/app/middleware/auth.ts b/strr-platform-web/app/middleware/auth.ts
index 8bb61bbf..07f19245 100644
--- a/strr-platform-web/app/middleware/auth.ts
+++ b/strr-platform-web/app/middleware/auth.ts
@@ -1,7 +1,19 @@
-export default defineNuxtRouteMiddleware(() => {
+export default defineNuxtRouteMiddleware(async (to) => {
   const { isAuthenticated } = useKeycloak()
+  const tosStore = useTosStore()
+  const localePath = useLocalePath()
 
   if (!isAuthenticated.value) {
-    return navigateTo({ path: useLocalePath()('/auth/login') })
+    return navigateTo(localePath('/auth/login'))
+  }
+
+  // check if tos exists or is not accepted
+  if (tosStore.tos.isTermsOfUseAccepted === undefined || !tosStore.tos.isTermsOfUseAccepted) {
+    await tosStore.getTermsOfUse() // load latest tos if no tos found in store or not accepted
+
+    // return to tos page if not accepted
+    if (!tosStore.tos.isTermsOfUseAccepted) {
+      return navigateTo({ path: localePath('/auth/tos'), query: { return: to.fullPath } })
+    }
   }
 })
diff --git a/strr-platform-web/app/pages/auth/tos.vue b/strr-platform-web/app/pages/auth/tos.vue
new file mode 100644
index 00000000..c9153148
--- /dev/null
+++ b/strr-platform-web/app/pages/auth/tos.vue
@@ -0,0 +1,127 @@
+<script setup lang="ts">
+import type { FormError } from '#ui/types'
+const { $sanitize } = useNuxtApp()
+const { t } = useI18n()
+const tosStore = useTosStore()
+const strrModal = useStrrModals()
+const route = useRoute()
+
+// page stuff
+useHead({
+  title: t('strr.title.login')
+})
+
+setBreadcrumbs([
+  { label: t('label.bcregDash'), to: useRuntimeConfig().public.registryHomeURL + 'dashboard' },
+  { label: 'Terms of Use' }
+])
+
+const checkboxRef = ref(null)
+const formRef = ref() // typing not working here
+const tosDivRef = ref<HTMLDivElement | null>(null)
+
+const { bottom: tosBottom } = useElementBounding(tosDivRef)
+const { top: formTop } = useElementBounding(formRef)
+
+// track if user has scrolled to bottom of page
+const hasReachedBottom = computed(() => formTop.value >= tosBottom.value)
+
+// reset form errors if user reaches bottom of page
+watch(hasReachedBottom, (newVal) => {
+  if (newVal) {
+    formRef.value?.clear()
+  }
+})
+
+const state = reactive({
+  agreeToTerms: undefined
+})
+
+const validate = (state: { agreeToTerms: boolean | undefined }): FormError[] => {
+  const errors: FormError[] = []
+
+  if (!state.agreeToTerms && !hasReachedBottom.value) {
+    errors.push({ path: 'agreeToTerms', message: 'You must scroll to the bottom of this page to accept the tos' })
+    return errors
+  }
+
+  if (!state.agreeToTerms) {
+    errors.push({ path: 'agreeToTerms', message: 'You must accept the Terms of Use to continue' })
+  }
+
+  return errors
+}
+
+async function submitTermsOfUse () {
+  try {
+    tosStore.loading = true
+    await tosStore.patchTermsOfUse()
+    await navigateTo(route.query.return as string)
+  } catch {
+    // TODO: handle patch errors
+  } finally {
+    tosStore.loading = false
+  }
+}
+</script>
+<template>
+  <!-- eslint-disable vue/no-v-html -->
+  <div class="relative mx-auto flex w-full flex-col items-center sm:max-w-screen-sm md:max-w-screen-md">
+    <ConnectTypographyH1
+      class="sticky top-0 w-full border-b border-bcGovGray-500 bg-bcGovColor-gray1 pb-2 pt-4 text-center sm:pt-8"
+      text="Terms of Use"
+    />
+
+    <div
+      v-if="tosStore.tos.termsOfUse"
+      ref="tosDivRef"
+      class="prose prose-bcGov max-w-full break-words"
+      v-html="$sanitize(tosStore.tos.termsOfUse)"
+    />
+
+    <!-- TODO: display fallback content if tos fails to load -->
+
+    <UForm
+      ref="formRef"
+      class="sticky bottom-0 flex w-full flex-col items-start justify-between
+        gap-4 border-t border-bcGovGray-500 bg-bcGovColor-gray1 py-4 sm:flex-row sm:items-center sm:gap-0 sm:pb-8"
+      :state
+      :validate="validate"
+      @submit="submitTermsOfUse()"
+    >
+      <UFormGroup
+        name="agreeToTerms"
+      >
+        <UCheckbox
+          ref="checkboxRef"
+          v-model="state.agreeToTerms"
+          :disabled="!hasReachedBottom || tosStore.loading"
+          label="I have read and accept the Terms of Use"
+        />
+        <template #error="{ error }">
+          <span :class="{ 'text-red-500': error, 'text-base': !hasReachedBottom }">
+            {{ error }}
+          </span>
+        </template>
+      </UFormGroup>
+      <div class="flex w-full gap-4 sm:w-fit">
+        <UButton
+          class="flex-1 sm:flex-none"
+          :ui="{ base: 'flex justify-center items-center'}"
+          label="Accept Terms of Use"
+          aria-label="Accept Terms of Use, You must scroll to the bottom to accept the terms of use checkbox"
+          type="submit"
+          :loading="tosStore.loading"
+        />
+        <UButton
+          class="flex-1 sm:flex-none"
+          :ui="{ base: 'flex justify-center items-center'}"
+          :label="$t('btn.decline')"
+          variant="outline"
+          :disabled="tosStore.loading"
+          @click="strrModal.openConfirmDeclineTosModal()"
+        />
+      </div>
+    </UForm>
+  </div>
+</template>
diff --git a/strr-platform-web/app/stores/terms-of-service.ts b/strr-platform-web/app/stores/terms-of-service.ts
new file mode 100644
index 00000000..82923407
--- /dev/null
+++ b/strr-platform-web/app/stores/terms-of-service.ts
@@ -0,0 +1,63 @@
+interface TOSPatchResponse {
+  isTermsOfUseAccepted: boolean
+  termsOfUseAcceptedVersion: string
+}
+
+interface TOSGetResponse {
+  isTermsOfUseAccepted: boolean
+  termsOfUseAcceptedVersion: string | null
+  termsOfUseCurrentVersion: string
+  termsOfUse: string
+}
+
+// TODO: make this generic for the core layer?
+// will require the following api calls
+// await $authApi('/users/@me') <-- this is breaking for Sergey, will need to fix this before adding to core layer
+// await $authApi('/documents/termsofuse')
+
+export const useTosStore = defineStore('strr/terms-of-service', () => {
+  const { $strrApi } = useNuxtApp()
+  const loading = ref<boolean>(false)
+  const tos = ref<TOSGetResponse>({} as TOSGetResponse)
+
+  async function getTermsOfUse ():Promise<void> {
+    try {
+      loading.value = true
+      tos.value = await $strrApi<TOSGetResponse>('/users/tos')
+    } catch {
+      // TODO: handle errors
+    } finally {
+      loading.value = false
+    }
+  }
+
+  // form submit event
+  async function patchTermsOfUse () {
+    const res = await $strrApi<TOSPatchResponse>('/users/tos', {
+      method: 'PATCH',
+      body: {
+        istermsaccepted: true,
+        termsversion: tos.value.termsOfUseCurrentVersion
+      }
+    })
+
+    // update tos accepted to match patch response or middleware will run again
+    tos.value.isTermsOfUseAccepted = res.isTermsOfUseAccepted
+  }
+
+  function $reset () {
+    sessionStorage.removeItem('strr/terms-of-service') // required to reset store on logout
+    loading.value = false
+    tos.value = {} as TOSGetResponse
+  }
+
+  return {
+    loading,
+    tos,
+    getTermsOfUse,
+    patchTermsOfUse,
+    $reset
+  }
+},
+{ persist: true } // this will persist in session storage so we only load the tos once per session
+)
diff --git a/strr-platform-web/nuxt.config.ts b/strr-platform-web/nuxt.config.ts
index 9aae988d..af27bac3 100644
--- a/strr-platform-web/nuxt.config.ts
+++ b/strr-platform-web/nuxt.config.ts
@@ -89,7 +89,10 @@ export default defineNuxtConfig({
       paymentPortalUrl: process.env.NUXT_PAYMENT_PORTAL_URL,
       baseUrl: process.env.NUXT_BASE_URL,
       environment: process.env.NUXT_ENVIRONMENT_HEADER || '',
-      version: `STRR Platform UI v${process.env.npm_package_version}`
+      version: `STRR Platform 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
       // set by layer - still required in .env
       // keycloakAuthUrl - NUXT_KEYCLOAK_AUTH_URL
       // keycloakClientId - NUXT_KEYCLOAK_CLIENTID