Montana Court: Public Record Alone Doesn't Start the Fraud Clock

Montana Supreme Court Reverses Summary Judgment Over When a Fraud Claim's Clock Started

The Montana Supreme Court on September 8 reversed a Gallatin County ruling that threw out a Big Sky property dispute as filed too late, holding that a publicly recorded document does not by itself settle when a claimant knew or should have known the facts behind a claim.

Information last verified on September 11, 2026. This is a developing story; we update it as the record changes.

Jurisdiction scope: Montana only. The opinion construes Montana statutes and Montana precedent and binds Montana trial courts. It decides what a summary judgment record allowed a court to conclude. It resolves no factual dispute between the parties, and it makes no finding about anyone's conduct.

What Happened

On August 1, 2016, Doug Nail entered a buy-sell agreement to purchase an undeveloped parcel near Big Sky for $1,325,000. Later that month, Freedom Pass Partners, LLC filed its Articles of Organization with the Montana Secretary of State, naming Nail, Janice Rearden, and Elizabeth Lindsey as its members. A warranty deed conveying the property to Freedom Pass was recorded with the Gallatin County Clerk and Recorder on September 1, 2016 (¶ 2).

Carol Hudson died in 2018. She and Nail had been together more than ten years and were common-law spouses, a status the Court affirmed in a separate 2025 appeal (¶ 3). On July 28, 2021, Hudson's sons Jeff and Alan Johnson, individually and as beneficiaries and trustees of the Carol Hudson Revocable Trust, filed a ten-count complaint in the Eighteenth Judicial District Court. They alleged that Hudson funded the purchase on Nail's assurances that her investment entitled her to a membership interest in Freedom Pass, and that the promised membership never materialized (¶ 3 and footnote 2).

Freedom Pass answered on October 4, 2021, and counterclaimed for abuse of process, slander of title, and tortious interference with business, alleging that the suit existed only to record a notice of pending litigation and block a sale. It moved for summary judgment on November 1, 2021, arguing the claims were time-barred and that the sons lacked standing as mere beneficiaries. The district court granted that motion more than three years later, holding both that only the Estate's personal representative could sue and that the claims were time-barred regardless (¶ 4).

In a three-page order dated April 3, 2025, the district court also denied leave to amend the complaint as futile, denied a motion to compel the redacted name of a prospective buyer as moot, and denied a Rule 60 motion challenging its earlier order dissolving the notice of lis pendens (¶ 5). After the court certified those rulings as final under Rule 54(b) in September 2025, the Supreme Court accepted the appeal (¶ 6). The case was submitted on briefs on May 20, 2026, and decided on September 8, 2026. Justice Beth Baker wrote for the Court; Chief Justice Cory Swanson and Justices Laurie McKinnon, Ingrid Gustafson, and Jim Rice concurred.

The conflicting paper trail

The district court fixed the accrual date using two public filings: the Articles of Organization filed August 26, 2016, which named three members and not Hudson, and a 2017 Annual Report filed April 6, 2017, which bore Hudson's electronic signature as an authorized agent and likewise did not list her as a member. From those, it concluded Hudson had presumptive knowledge in 2016 and actual knowledge by April 2017 (¶¶ 16 to 17).

The record the Supreme Court reviewed contained documents pointing the other way. Schedule K-1 federal tax forms for 2016 and 2017 identified Hudson as a member of Freedom Pass, and Nail signed the related e-file signature authorization forms under penalty of perjury, attesting that he had examined those returns and that to the best of his knowledge they were true, correct, and complete (¶ 18). Freedom Pass amended those 1065 and K-1 filings to replace Hudson with Nail on December 16, 2021, roughly a week after the Johnsons responded to the summary judgment motion (footnote 6). An April 24, 2017 bank authorization resolution was signed by both Nail and Hudson as members, nearly three weeks after the annual report that allegedly carried her electronic signature (¶¶ 19, 21). A friend of Hudson's swore that Hudson believed the investment property belonged to her and did not understand why Nail was telling people it was his (¶ 20).

The Court noted one argument it would not reach. The Johnsons challenged the admissibility of evidence the district court considered, including material first submitted in a reply brief, but they had nearly three years to raise that objection below and did not, so the Court declined to hear it for the first time on appeal (¶ 11).

What the Law Actually Says

A Montana claim generally accrues, and the limitations period begins, when all elements of the claim exist and a court can take jurisdiction. An action is commenced when the complaint is filed. Lack of knowledge of the claim, or of its accrual, does not by itself postpone the start of the period. That is section 27-2-102(1) and (2), MCA.

Subsection (3) is the discovery rule. It provides that the period does not begin on a claim for injury to person or property until the facts constituting the claim have been discovered, or in the exercise of due diligence should have been discovered, if either the facts are by their nature concealed or self-concealing, or the defendant took action that prevented the injured party from discovering the injury or its cause. A claim does not accrue until the plaintiff has notice or information that would prompt a reasonable person to make further inquiry, and a plaintiff who receives that prompt and then sits on it gets no tolling (¶¶ 12 to 13).

For fraud specifically, Montana sets a short clock with discovery built into the statute itself. Section 27-2-203, MCA gives two years for an action for relief on the ground of fraud or mistake, and provides that the cause of action is not deemed to have accrued until the aggrieved party discovers the facts constituting the fraud or mistake. Other theories carry different periods; the general contract and obligation periods in section 27-2-202, MCA were amended in 2023 and again in 2025, so the periods printed in the current code are not necessarily the ones that governed a claim arising in 2016 or 2017. Which version applies turns on the dates involved and on the terms of the amendments, and the opinion does not address it. Our Montana filing deadline reference walks through the periods by claim type.

Fraudulent concealment, and why a fiduciary relationship changes the test

Separate from the general discovery rule, the clock is tolled when a defendant takes affirmative action to conceal the facts constituting a claim. The Court restated the definition from its earlier cases: fraudulent concealment entails the employment of artifice, planned to prevent inquiry or escape investigation, and to mislead or hinder information acquisition. To invoke it, a plaintiff ordinarily must show affirmative conduct calculated to obscure the existence of the cause of action (¶ 14).

That standard shifts when the parties stand in a fiduciary or confidential relationship carrying a duty to disclose. In that setting, mere silence or failure to reveal information may toll the limitations period (¶ 14). The practical consequence in this appeal was direct. Drawing inferences in the plaintiffs' favor, the Court found a dispute of material fact over whether Nail acted or purported to act as Hudson's agent when he bought the property and later managed her interest in it, and therefore a dispute over whether he had an affirmative duty to disclose and whether silence alone would toll the clock (¶ 26). None of that is a finding that a fiduciary relationship existed. It is a holding that a jury, not a judge on summary judgment, has to answer the question.

Recording is evidence of notice, not a substitute for it

The most transferable part of the opinion is its treatment of public records. Montana's recording statute, section 70-21-302, MCA, says a recorded conveyance is constructive notice of its contents to subsequent purchasers and mortgagees, which is a targeted rule rather than a declaration that the world knows what is on file.

At paragraph 25 the Court put it plainly: public recording is insufficient alone to establish constructive notice. Quoting a 1909 decision, it explained that the recording of an instrument is to be considered with other facts and circumstances in determining whether a plaintiff is charged with notice, actual or constructive, but that the fact of recording alone will not so charge that person. The Court cited a 1980 case in which other public documents pointed the other way and a recorded abstract and deed were therefore insufficient to place a landowner on constructive notice, and a 2018 case finding ordinary diligence where a claimant was told a recorded document matched one already reviewed and did not pull the recording (¶ 25).

Applied here, the Court held that the tax documents Hudson actually received, which named her as a member, undercut the argument that the Articles of Organization and the annual report alone charged her with presumptive knowledge that she was not one, and that none of the documents omitting her bore her physical signature or showed she had seen them (¶¶ 28 to 29). Because material questions remained about concealment, prevention of discovery, and due diligence, those questions belong to the trier of fact, and the district court resolved them impermissibly when it granted summary judgment (¶ 30). If you want to see what is actually visible in a county file, our guide to searching Montana property records covers where deeds and related instruments are indexed.

What a Notice of Lis Pendens Does, and When a Court Dissolves One

Section 70-19-102, MCA is the Montana lis pendens statute. In an action affecting the title or right of possession of real property, a party may file, in the clerk and recorder's office of the county where the property sits, a notice of the pendency of the action containing the names of the parties, the object of the action or defense, and a description of the affected property. From the time of filing only, a purchaser or encumbrancer of that property is considered to have constructive notice of the pendency of the action, and only as against parties named by their real names.

The practical effect is a cloud on title. A buyer or lender who searches the record sees that the property is the subject of litigation and typically will not close, or will not close on the same terms, until the notice is gone. That is why the tool is powerful and why a defendant who believes it was filed to freeze a sale rather than to protect a genuine claim will move quickly to have it dissolved.

Here the Johnsons recorded a lis pendens on August 2, 2021. Freedom Pass moved to dissolve it that same month. The Johnsons never formally responded to that motion, and instead filed a notice of withdrawal with the district court on December 30, 2021 and recorded it with the Gallatin County Clerk and Recorder on January 11, 2022; the public record indicates the lis pendens was released (¶ 50). In October 2024, more than two and a half years later, the district court ordered dissolution anyway, treating the failure to respond as an admission under local rule and concluding the notice had been recorded for an improper purpose (¶ 51).

The Supreme Court reversed that order, and the reasoning is narrow and procedural. Mootness is a threshold question that must be resolved before a court reaches the merits. When the district court denied the Rule 60 motion by stating it had made no mistake, it never addressed whether the 2022 withdrawal and release had mooted the motion to dissolve, and Freedom Pass offered no authority for why it had not. Deciding the merits without first answering that threshold question was arbitrary (¶¶ 54 to 55). The Court added a caution in a footnote: releasing or withdrawing a lis pendens does not necessarily foreclose the argument that it was improperly filed in the first place, which remains live within the counterclaims (footnote 10).

That same live counterclaim drove the discovery ruling. Freedom Pass had produced the July 2021 buy-sell agreement with the buyer's and title company's names redacted, and the district court denied the motion to compel as moot once it granted summary judgment. Because the counterclaims for abuse of process, slander of title, and tortious interference remained pending, and because those claims rest on the assertion that the lis pendens delayed and killed the sale, the buyer's identity was not merely relevant but central to the defense. The Court reversed and remanded for an order compelling an unredacted copy, and declined to decide attorney fees in the first instance (¶¶ 46 to 48).

Who Owns the Claim: Estates, Personal Representatives, and LLC Interests

Under the Montana Uniform Probate Code, a personal representative has the same standing to sue and be sued as the decedent had immediately before death (section 72-3-604, MCA) and may maintain an action to recover possession of property or to determine title to it (section 72-3-606(2), MCA). The personal representative may prosecute or defend claims for the protection of the estate and may satisfy and settle claims and distribute the estate (section 72-3-613(22) and (26), MCA), and until the appointment terminates holds the same power over estate property that an absolute owner would have, in trust for creditors and others interested (section 72-3-619(1), MCA). That representative is a fiduciary held to the standards of care applicable to trustees (section 72-3-610, MCA).

The consequence, as Montana case law has long held, is that an heir does not get to pursue the estate's claim personally unless the personal representative fails to act. There is an equitable exception for special circumstances such as fraud, collusion, conflict of interest, or inability to act, but a party invoking it must make a compelling showing of inadequate representation and must plead those circumstances (¶¶ 35 to 36). The Court agreed with the district court on this point: because the initial complaint made no compelling showing that the representative's decision not to sue amounted to inadequate representation, the Estate through its personal representative was the only party with standing (¶ 37). If you are working out who may act for an estate at all, our Montana probate walkthrough explains appointment and administration, and the broader state-by-state probate guide covers how the process differs elsewhere.

Where the district court went wrong was the next step. The proposed amendment added the Estate through its personal representative and would have cured the exact defect the court identified. Rule 15(a)(2) says leave should be freely given when justice so requires, denial is the exception, and Montana precedent expressly allows amendment to cure a standing defect. The motion came four months into the litigation and promptly after the Estate agreed to join, and neither the district court nor Freedom Pass offered any reason to deny it other than futility, which rested entirely on the erroneous limitations ruling. The Court therefore held that to the extent the district court did not permit the plaintiffs to amend to add the Estate through its personal representative as a plaintiff, denying leave was an abuse of discretion (¶¶ 38 to 40). The holding is framed around that addition; it does not pass on the other revisions in the proposed amended complaint.

One structural detail is worth naming, because it explains what the estate is actually claiming. Under section 35-8-701, MCA, property acquired by a Montana LLC becomes property of the company and a member has no interest in specific company property. Under section 35-8-703(2), MCA, a member's distributional interest is personal property. That framing matters because a membership interest and a share of the land are different assets, even though the notice of lis pendens was recorded against the land. The opinion does not settle which one is at stake here: paragraph 34 describes the disputed asset as Hudson's claimed interest in the Freedom Pass Property, and the complaint pleaded an alternative count seeking a declaration that individual investors, not Freedom Pass, were the lawful owners of the Property (footnote 2). On appeal the parties did not dispute that Hudson's claimed interest is an asset of her Estate, that her personal funds and property were used to buy the property, or that the interest was never conveyed to her revocable trust or her sons (¶ 34).

Analysis: Why This Matters

The following is analysis from the Recording Law Editorial Team.

The single most important thing to hold onto is what the Court did not do. Reversing summary judgment means the record contains conflicting evidence that a judge cannot weigh, so a fact-finder has to. It is not a ruling that Hudson was misled, that anyone concealed anything, or that the claims will ultimately succeed. Freedom Pass may prevail on remand on the same facts. The opinion is about who decides, not about who is right.

With that boundary in place, the durable value of the decision is its refusal to let a public filing do the work of proof. There is an intuitive pull to the district court's reasoning: the Articles of Organization were on file from August 2016, anyone could have looked, and a claim about facts sitting in a public file for five years looks stale on its face. The Court's answer, at paragraph 25, is that the fact of recording alone does not charge a person with notice and must be weighed with the other facts and circumstances. The opinion does not cite section 70-21-302, and the two filings the district court relied on were Secretary of State business filings rather than recorded conveyances, but that statute makes the same point about scope: its constructive notice runs to subsequent purchasers and mortgagees, a rule built to protect people acquiring interests in land. Stretching it into a general presumption that every person in the world knows every filing would quietly convert the discovery rule into a dead letter in any dispute touching a recorded document.

The evidentiary pattern is the part other litigants will recognize. The documents that carried Hudson's physical signature, or that the record shows she received, said one thing. The filings that did not carry her physical signature, and that the Court noted gave no indication she had ever seen them, said another. Faced with that split, the Court would not let the entity filings alone settle what she knew, and left the question to a fact-finder. That is a warning to anyone relying on entity filings to establish someone else's knowledge.

Two procedural notes deserve attention. First, the timing in this record is remarkable: a summary judgment motion filed in November 2021 was decided more than three years later, and that delay cut against the plaintiffs on the evidentiary challenge, because they had years of notice to object and did not. Delay was not neutral here: the years of notice are what made the objection one the Court would not hear for the first time on appeal. Second, the lis pendens holding is a reminder that withdrawing a filing does not automatically end the argument about whether filing it was proper. The notice was released in January 2022 and the fight over whether it was recorded for an improper purpose is still live inside the counterclaims.

How This Affects You

If you are trying to work out whether an old claim is still viable in Montana, the answer starts with two questions, not one: which limitations period applies to the particular theory, and when did the clock start. Different theories in the same dispute can run on different clocks and start on different days, and the two-year fraud period is among the shortest, as well as the one most likely to be delayed by what a claimant could not have known. The statute of limitations overview by state is a starting point for comparing those periods.

Keep what you received. This opinion turned substantially on the difference between documents a person signed or was sent and documents filed without her. Tax forms, account statements, signature pages, and correspondence are the evidence of what someone actually knew and when.

Do not assume a public filing protects you in either direction. A recorded document is not automatic proof that the other side knew its contents, and it is not a safe harbor for the person who filed it. It is one fact a court weighs with everything else.

If the dispute involves someone who has died, find out who the personal representative is early. In Montana, the representative ordinarily holds the claim, and an heir who sues in their own name is exposed to a standing challenge from the first answer. Do not let that question push a filing past a deadline, though: limitations periods run on their own schedule, and in this case the plaintiffs moved to add the Estate four months after they sued.

Treat a lis pendens as a serious filing with consequences attached. It clouds title, it can stop a sale, and if a court later concludes it was filed for an improper purpose, the person who recorded it can face counterclaims that survive its withdrawal.

This is general legal information, not legal advice. It covers Montana and reflects sources verified on September 11, 2026. Laws change and this story is developing; consult a lawyer licensed in your jurisdiction about your specific situation.

Related articles

• Montana Probate and Intestate Succession
• What Is Probate? A State-by-State Guide
• Montana Statute of Limitations by Case Type
• Statute of Limitations by State
• Montana Property Records

---

Last updated: 2026-09-11. This is a developing story; details verified as of 2026-09-11.

Frequently Asked Questions

Did the Montana Supreme Court find that anyone committed fraud or concealed anything?

No. The Court reversed a grant of summary judgment, which means it concluded the evidence in the record genuinely conflicts and that a trier of fact, not a judge, must resolve the disputed questions. It made no finding that fraud or concealment occurred, and it expressly framed the concealment issues as matters for the trier of fact.

How long do you have to sue for fraud in Montana?

Section 27-2-203, MCA sets a two-year period for an action for relief on the ground of fraud or mistake, and provides that the cause of action is not deemed to have accrued until the aggrieved party discovers the facts constituting the fraud or mistake. Other legal theories in the same dispute may carry different periods.

When does the clock start if the facts were hidden from me?

Section 27-2-102(3), MCA delays the start of the period until the facts constituting the claim were discovered, or in the exercise of due diligence should have been discovered, if the facts are by their nature concealed or self-concealing, or if the defendant took action preventing the injured party from discovering the injury or its cause. A plaintiff who receives information that would prompt a reasonable person to investigate and then does nothing generally loses the benefit of the rule.

Does a publicly recorded document mean I am legally presumed to know what it says?

Not by itself in Montana. Section 70-21-302, MCA makes a recorded conveyance constructive notice of its contents to subsequent purchasers and mortgagees. The Supreme Court reiterated at paragraph 25 that public recording is insufficient alone to establish constructive notice, and that recording is considered together with the other facts and circumstances of the case.

What is a notice of lis pendens?

Under section 70-19-102, MCA, a party to an action affecting title or the right of possession of real property may record, with the clerk and recorder of the county where the property is located, a notice of the pendency of the action naming the parties, stating the object of the action, and describing the property. From the time of filing, a purchaser or encumbrancer is considered to have constructive notice of the pending action, which in practice places a cloud on the title.

Can an heir or a trust beneficiary sue on behalf of an estate in Montana?

Generally no. Under the Montana Uniform Probate Code the personal representative holds standing to bring the decedent's claims, and Montana case law holds that an heir may not pursue the action personally unless the representative fails to act. A narrow equitable exception exists for special circumstances such as fraud, collusion, conflict of interest, or inability to act, but the party invoking it must plead those circumstances and make a compelling showing that the representation is inadequate.

Is an interest in an LLC part of a deceased person's estate?

A member's distributional interest in a Montana LLC is personal property under section 35-8-703(2), MCA, and a member has no interest in specific company property under section 35-8-701, MCA. That means a disputed claim typically runs to the membership interest rather than to the real estate the company owns. Whether a particular interest belongs to a particular estate depends on the facts and on the probate record.