Vicevich v. Kultgen

07/28/2026 DA 25-0505 Case Number: DA 25-0505 IN THE SUPREME COURT OF THE STATE OF MONTANA 2026 MT 168 DAVID VICEVICH, GILLIAN CLARK, LEONARD G. JANSON, JR., and LYNN M. JANSON, Plaintiffs and Appellants, v. URBAN R. KULTGEN II and LUCINDA R. KULTGEN, Defendants and Appellees. APPEAL FROM: District Court of the Second Judicial District, In and For the County of Butte-Silver Bow, Cause No. DV-20-403 Honorable Mike Salvagni, Presiding Judge COUNSEL OF RECORD: For Appellants: Ryan A. Ballard, Vicevich Law, Butte, Montana For Appellees: Reid Perkins, Worden Thane, P.C., Missoula, Montana Submitted on Briefs: June 10, 2026 Decided: July 28, 2026 Filed: __________________________________________ Clerk Justice Katherine M. Bidegaray delivered the Opinion of the Court. ¶1 Appellants David Vicevich, Gillian Clark, and Leonard and Lynn Janson (collectively, Vicevich) appeal the June 2025 final order of the Montana Second Judicial District Court, Butte-Silver Bow County, denying their motion for partial summary judgment, granting Appellees Urban and Lucinda Kultgen’s (Kultgens) motion for summary judgment, and awarding the Kultgens $106,209 in attorney fees. We address the following restated issues: 1. Whether the District Court correctly granted summary judgment that an express 60-foot-wide access easement benefits the Kultgens’ Lot 4 and was not extinguished by the 2021 Easement Agreement or abandonment. 2. Whether the District Court correctly granted summary judgment that the specifically identified section of Vicevich and Clark’s fence obstructs the easement and whether the judgment states the removal remedy with sufficient precision. 3. Whether the District correctly awarded the Kultgens attorney fees and whether the Kultgens are entitled to attorney fees on appeal. We affirm in part, reverse in part, and remand for entry of an amended judgment. FACTUAL AND PROCEDURAL BACKGROUND The subject properties, plats, and “Kelsey Lane” easement ¶2 The parties own property in or near the Keck Acres Minor Subdivision in Butte, Montana. Keck Acres was created by subdivision in 1998 and recorded as Plat No. 222-B containing five lots, 1 through 5, as depicted in the image below.1 1 The Keck Acres Minor Subdivision was created from Tract 17B of the larger McGuinness Tracts Subdivision. 2 In July 2003, developer Keck combined Lots 1 and 3 to form Lot 1A/3 and recorded Plat No. 727-B, as depicted in the image below. Plat 727-B depicts “an aggregation of Lots 1 and 3 only,” describes the aggregation as “subject to any easement of record,” and states that the plat effects “no change to restrictions, conditions, rules or covenants of the original plat of Keck Acres Minor Subdivision.” 3 ¶3 Plat 222-B depicts and describes a “60’ Wide Unrestricted Private Road Easement for Ingress and Egress,” known as “Kelsey Road” or “Kelsey Lane.” The easement runs south from Blacktail Loop along the eastern boundary of Lots 2 and 1A/3, turns southwest toward Lots 5 and 4, and then forms the southern “loop” as it turns south at the northeast corner of Lot 5, runs to the southern boundary of Lots 4 and 1A/3, east to the eastern boundary of Lot 1A/3, and then north to reconnect. Most of the easement lies within Lots 1A/3 and 2, but portions of it that run along the subdivision’s eastern boundary overlap an existing easement on adjacent tracts recorded on separate surveys.2 The western leg of the loop relevant to the obstruction claim lies within Lot 1A/3 adjacent to Lots 5 and 4. Plat 727-B depicts the same “Kelsey Lane” 60-foot easement in the same location 2 Plats 222-B and 727-B also depict Tract 16B (COS 431-A) and Tract 17C (COS 586-A) which both share the eastern boundary of Lots 2 and 1A/3 and the 60-foot easement from Blacktail Loop south to just below where the road splits to form the loop. As depicted on Plats 222-B and 727-B, the western boundary of Tract 16B and the northwest corner of Tract 17C each contain a portion of the 60-foot-wide Kelsey Lane easement. 4 as on Plat 222-B. On the ground, only the route from Blacktail Loop to the driveway at the northeastern corner of Lot 5 is paved; the southern loop remains unimproved. The loop is depicted in more detail in the image below. ¶4 Vicevich and Clark own Lot 1A/3 (formerly Lots 1 and 3); Lynn and Leonard Janson (Jansons) own Lot 2; and the Kultgens own Lot 4. Other property owners in and near Keck Acres were parties to the proceedings below but are not parties to this appeal. Delona and Ed Mihelich (Miheliches) own Lot 5 after purchasing it from the Kultgens in 2020. Kimberly and Jason McClafferty (McClaffertys) own land adjacent to Keck Acres, immediately east of the loop, and their driveway enters near the loop’s northeast corner. Caroline and Larry Twidwell also own land adjacent to Keck Acres, immediately east of the Jansons’ Lot 2 and Vicevich and Clark’s Lot 1A/3, though they were not parties to the proceedings below. ¶5 Vicevich and Clark’s predecessors in interest, Hiroaki and Yoshimi Hasegawa, purchased Lot 1A/3 from developer Keck in 2006 and sold Lot 1A/3 to Vicevich and Clark in 2018. Vicevich and Clark’s deed describes the property as “Lot 1A and 3 5 of the Amended Plat of Keck Acres Minor Subdivision, filed as Plat 727-B, . . . subject to . . . existing easements and rights of way . . . [and] reservations, conditions and restrictions of record.”3 ¶6 The Kultgens purchased the northern Lot 5 from developer Keck in 1998 and later purchased the southern Lot 4 from Keck in 2014. The Kultgens’ Lot 5 deed describes the property as “Lot 5 of the Keck Acres Minor Subdivision.” The Kultgens’ Lot 4 deed describes the property as Lot 4 of “the Keck Acres Minor Subdivision . . . according to the official Plat No. 222-B . . . subject to . . . existing easements and rights of way . . . [and] reservations, conditions and restrictions of record.” The Kultgens sold Lot 5 to the Miheliches in December 2020, closing shortly after Vicevich initiated the underlying declaratory judgment action, but kept Lot 4. The easement dispute ¶7 The easement dispute arose sometime in late 2018 when Vicevich and Clark approached the Kultgens about installing a fence along the shared boundary between Lot 1A/3 and Lots 5 and 4. The parties discussed extending the paved road to a cul-de-sac at the Lot 5/Lot 4 boundary in exchange for the Kultgens “extinguishing the loop easement,” transferring the land beneath part of the easement, installing a cattle guard or gate “at the easement entrance” near the McClaffertys’ driveway, and/or installing a cattle guard or gate that would preserve access to Lot 4. The summary judgment communications 3 Though Vicevich and Clark’s Lot 1A/3 deed is not of record in this case, Vicevich admitted in pleadings that the deed contains the above-quoted language. 6 show that the Kultgens rejected proposals that would eliminate access to Lot 4 and objected to a fence, gate, or cattle guard across the easement. ¶8 By September 2019, Vicevich and Clark finished installing the fence at issue. The M. R. Civ. P. 56 record establishes that the fence crosses the western leg of the loop just below Lot 5’s driveway and then runs south along the shared boundary between Lot 1A/3 and Lots 5 and 4 to the southern boundary of Lot 4.4 The fence completely encloses the western side of the loop and prevents access from that leg of the easement to Lot 4. In October 2020, the Kultgens demanded that Vicevich and Clark remove the fence. Easement litigation, the 2021 Easement Agreement, and settlement discussions ¶9 On December 1, 2020, Vicevich initiated a district court action seeking a declaratory judgment that “the express easement previously established” and “originally platted” through Lot 1A/3, including the “west loop” and “southern leg of the loop,” had been extinguished by abandonment. The next day, Vicevich filed a notice of lis pendens against Lot 5.5 ¶10 When Vicevich filed suit, the Miheliches and the Kultgens were finalizing the purchase/sale of Lot 5, which closed on December 7, 2020. The lawsuit triggered the need for an easement grant to the Miheliches across Vicevich and Clark’s Lot 1A/3 to access 4 The record also establishes that, just below Lot 5’s driveway where the fence crosses the easement, it traces a small “notch in the fence” Vicevich and Clark left for use as a turn-around at the end of the paved portion of Kelsey Lane. 5 Vicevich filed a notice of lis pendens against Lot 4 on December 17, 2020. Vicevich later released the Lot 4 and 5 lis pendens on February 2, 2021. 7 Lot 5 for the Miheliches to obtain title insurance. On December 10, 2020, the Miheliches and Vicevich and Clark executed an easement agreement concerning access to Lot 5. ¶11 On December 7, 2020, Vicevich amended the complaint to add the Jansons as plaintiffs. On December 17, 2020, Vicevich amended the complaint to add the McClaffertys as plaintiffs. ¶12 In January 2021, Vicevich, Clark, the Jansons, the McClaffertys, the Twidwells, and the Miheliches—but not the Kultgens—executed a second “Easement Agreement” to define “the location and scope of the existing easement” in Keck Acres.6 The parties treated the 2021 Easement Agreement as superseding the December 10, 2020 easement agreement. ¶13 The 2021 Easement Agreement purported to “clarif[y]” “right of access to and over [the signatories’] respective properties” and to “supplant[] any existing recorded or platted easements.”7 It described a 30-foot-wide access easement following the paved portion of Kelsey Lane (15 feet on each side of the road’s centerline) from Blacktail Loop to Lot 5’s driveway; did not describe the southern loop beyond Lot 5; and provided that, because 6 Confusingly, the 2021 Easement Agreement was signed on January 25, 2020. See Docs. 16, 58, Ex. C. Throughout proceedings, however, the parties asserted that the agreement was signed on January 25, 2021, “after the buy-sell was entered between Mihelich and Kultgen.” See Appellants’ Opening Brief, pp. 8-9 (citing Doc. 60 (Len Janson affidavit assertion that he and “all of the other subdivision homeowners” executed the Easement Agreement on January 25, 2021)); Docs. 58, 61 (Kim and Jason McClafferty and Lynn Janson affidavits all saying the same); compare Docs. 56, 57 (David Vicevich and Gillian Clark affidavits saying they executed the Easement Agreement “with all of the other subdivision homeowners” on February 19, 2021). 7 It also purported to “run with the title to each [affected] propert[y], whether or not th[e] Agreement [was] referred to in future conveyances of those properties.” 8 Lots 5 and 4 were previously held in “common ownership,” the sale of Lot 5 to the Miheliches “create[d] an easement by necessity through Lot 5 to Lot 4, for the benefit of” Lot 4’s owners. Vicevich recorded the Easement Agreement on February 19, 2021. The day before recording, Vicevich amended the complaint again, adding the Miheliches as plaintiffs. ¶14 During the litigation, the Kultgens, Vicevich, and Clark explored a settlement that included a possible sale of Lot 4. The negotiations did not resolve the case. Vicevich’s complaint and the Kultgens’ counterclaim allegations ¶15 In the third amended complaint, Vicevich acknowledged that “an express easement was created with the Keck subdivision plat.” Vicevich, however, alleged that the “contested portion of the platted easement”—the loop—had been abandoned because: (1) it was “never developed for vehicle traffic” and never used by the Kultgens “for an actual road or access point”; (2) developer Keck installed fencing that the Kultgens never objected to; (3) developer Keck and subsequent owners left “building materials and log and fencepole racks” in the easement; (4) the Kultgens planted trees and permitted continued growth of native trees in the easement and buried family pets there; and (5) the Kultgens placed “large, felled trees lengthwise running North and South along the eastern border of Lot 4 to serve as a fence to prevent off-road traffic.”8 8 Vicevich also offered an alternative theory—that “post-platting activities extinguish[ed] the easement,” e.g., the Kultgens’ “unif[ying]” ownership of Lots 4 and 5 when they separately acquired both lots. Though the Special Master and District Court addressed the argument in summary judgment proceedings, Vicevich has abandoned this “merger” theory of extinguishment on appeal and therefore we do not discuss it. 9 ¶16 The Kultgens answered the complaint, denying extinguishment. They also filed a counterclaim, asserting that (1) “relative to the area in which” Vicevich and Clark “constructed the fence,” there is a 60-foot-wide express easement existing for the benefit of Lot 4, created by deed reference to Plat 222-B; (2) Vicevich and Clark “fenced along the entire front” of Lot 4, “completely blocking” access; and (3) Vicevich and Clark must remove the fence so that it is no longer in the easement or blocking access and not install any new obstructions in the easement without the Kultgens’ consent. Vicevich answered, contending that the Kultgens’ counterclaims were mooted by the 2021 Easement Agreement which Vicevich claimed extinguished the platted loop easement and created access to Lot 4 through Lot 5. Summary judgment motions and Special Master decision ¶17 The Kultgens moved for summary judgment that they possessed an express 60-foot-wide ingress-and-egress road easement as depicted on the Keck Acres subdivision plats; that Vicevich and Clark’s “installation of a fence within the loop area of that express easement” and “other items in that loop area” were “obstructing the easement”; and that “the fence” and “any other obstructions” should be removed. The Kultgens said “the fence runs along the boundary line between Lots 4 and 5 and [the] southern portion of” Lot 1A/3, “partially blocking the easement in some locations” but “entirely blocking access” to Lot 4. In their briefing and affidavit, the Kultgens did not establish any other fencing as obstructing the easement in any other location. The Kultgens also argued that the evidence could not meet the two-part test for abandonment established in Rieman v. Anderson, 10 282 Mont. 139, 935 P.2d 1122 (1997), and that the 2021 Easement Agreement could not alter the Kultgens’ rights without their consent.9 ¶18 Vicevich simultaneously moved for partial summary judgment that the 2021 Easement Agreement “ratified” a 30-foot-wide easement following the paved portion of Kelsey Lane and terminating at Lot 5’s driveway. Although Vicevich asserted that the 2021 Easement Agreement ratified the “long-ago” abandonment of the lower loop, Vicevich also maintained that abandonment presented a disputed fact issue for trial. ¶19 The Kultgens responded that the 2021 Easement Agreement could not extinguish their Lot 4 easement because they did not sign it. Vicevich replied to the Kultgens’ summary judgment motion principally by referring to the plaintiffs’ own motion for partial summary judgment. ¶20 The parties filed numerous affidavits in support of their respective motions for summary judgment. In near-identical affidavits, Vicevich, Clark, the Jansons, and the McClaffertys said that, while they saw the Kultgens regularly use Kelsey Lane to access Lot 5, the Kultgens’ former home, they had “never seen them use the portion of the easement road called ‘the loop’ for vehicular traffic.” They claimed that “Lot 4 [had] always been used as a dumping ground and bare ground lot not capable of passenger vehicle traffic traversing it.” In a second affidavit, David Vicevich claimed the Kultgens placed “a pile of fence posts” within the loop and, “in discussions with [the Kultgens] 9 The Kultgens also argued that the 2021 Easement Agreement could not extinguish a platted easement that was a condition of subdivision approval without government approval. The Kultgens maintain this argument on appeal. However, summary judgment was not resolved on these grounds, and the issue is therefore not dispositive on appeal. 11 regarding the aspen trees planted in the easement near the intersection of Lots 4 and 5,” the Kultgens were “consistent in objecting to any actions which included cutting down the aspen trees.” ¶21 In contrast, the Kultgens claimed they continuously used the loop to access Lot 4 and to walk their dogs, that neighbors regularly walked the loop, and that hired contractors, wood-delivery vehicles, and garbage trucks used the loop for access to Lot 4 and as a turn around. Once, after someone drove onto the Kultgens’ property without permission, the Kultgens placed some “small, light” logs “on Lot 4 along the property line” to “temporarily discourage the trespasser” but “removed the logs after approximately one week.” ¶22 After full briefing, the District Court appointed a Special Master pursuant to M. R. Civ. P. 53 to address the cross-motions. At an August 2023 status conference, the parties waived oral argument. On October 17, 2023, the Special Master issued a Report and Recommendation concluding that: (1) the Kultgens have an express 60-foot-wide ingress-and-egress road easement as depicted and described in Plats 222-B and 727-B; (2) neither abandonment nor the 2021 Easement Agreement extinguished the easement; and (3) Vicevich and Clark’s fence and/or gates interfered with the easement. The Special Master recommended summary judgment for the Kultgens, denial of Vicevich’s motion, a declaration of the existence and scope of the easement as described in the plats, removal of easement obstructions, and a declaration that the 2021 Easement Agreement did not affect the Kultgens’ rights. 12 Vicevich’s objections, hearing on objections, and District Court decision ¶23 Vicevich objected to the Special Master’s report. Although Vicevich advanced numerous arguments against the Special Master’s conclusions below, the plaintiffs have abandoned many of those arguments on appeal. Accordingly, we address only the arguments preserved and developed in the appellate briefs. ¶24 Vicevich claimed that the Special Master improperly granted summary judgment after resolving numerous disputed fact questions in the Kultgens’ favor. First, Vicevich said a genuine issue of material fact remained regarding the existence and scope of the easement; specifically, that Plats 222-B and 727-B were ambiguous and conflicted with historical use of the road easement as it existed on the ground. Second, Vicevich claimed a genuine dispute remained regarding whether the 2021 Easement Agreement or the Kultgens’ conduct extinguished the easement. Third, Vicevich claimed disputed fact questions remained regarding whether Vicevich and Clark’s fence was actually within and therefore obstructing the easement. Finally, Vicevich claimed that enforcing the Special Master’s removal order would require “razing” other fences and structures in the easement throughout Keck Acres. ¶25 The Kultgens and the Miheliches responded that Vicevich’s objections should be denied and the Special Master’s M. R. Civ. P. 56 conclusions adopted in full.10 The Kultgens said Vicevich was overstating the effect of the Special Master’s removal 10 By this point in proceedings, the Miheliches had asked to be dropped as plaintiffs. The District Court denied that request but granted David Vicevich’s firm’s request to withdraw as the Miheliches’ counsel. From then, the Miheliches proceeded pro se. 13 decision—no one was contending that any obstructions beyond the loop portion of the easement needed to be removed, just Vicevich and Clark’s fencing “within the loop.” ¶26 The District Court set a hearing on Vicevich’s objections. A week before the scheduled hearing, Vicevich disclosed that the plaintiffs planned to offer an expert surveyor’s opinion testimony. The Kultgens asked the District Court to exclude the expert’s testimony because Vicevich disclosed the expert long past the discovery deadline.11 Vicevich responded with a motion to allow the testimony and additional exhibits, which would establish that the subdivision plats were ambiguous and did not sufficiently describe the easement to support or permit enforcement of the Special Master’s decision. The District Court disallowed the expert’s testimony or any new evidence not previously presented to the Special Master during summary judgment proceedings. Vicevich does not challenge this ruling on appeal. ¶27 In September 2024, the District Court issued an order denying all Vicevich’s objections and adopting the Special Master’s recommended disposition on summary judgment, with a final summary judgment order to follow after resolution of attorney fees. The court then ordered briefing on fees and costs. The Kultgens are awarded attorney fees ¶28 The Kultgens claimed entitlement to attorney fees and costs as the prevailing party under applicable covenants and the Uniform Declaratory Judgment Act (UDJA). First, the 11 In their February 2022 response to the Kultgens’ discovery request to identity potential experts, Vicevich answered “I have not identified any expert witness yet, will supplement as required by the scheduling order.” The scheduling order set a May 6, 2022 deadline for expert disclosures. 14 Kultgens asserted entitlement to fees and costs under a December 1977 recorded “Declaration of Restrictive Covenants” (the Covenants) for COS 4, the larger subdivision containing Tracts 16 and 17, which eventually became the Keck Acres subdivision.12 Sections 8 and 12 of the Covenants provide that: Certain access routes and roads within the real property have been established by easements . . . [and] no fence or other obstruction shall be built on such easements. Upon the breach of any of the said covenants and restrictions, anyone owning land in the [described] real property . . . may bring a proper action . . . to enjoin and restrain said violation . . . . In the event of litigation, the prevailing party shall be entitled to reasonable attorney’s fees, together with cost of suit expended. Failure to enforce any of the restrictions, rights, reservations, limitations, and covenants . . . shall not in any event be construed or held to be a waiver thereof or consent to any further or succeeding breach or violation thereof. The Kultgens noted that Vicevich had previously admitted the Covenants “cover Plaintiffs’ and Defendants’ properties, which are in Tracts 16 and 17 of COS 4.” The Kultgens also claimed entitlement to fees and costs under UDJA § 27-8-313, MCA. ¶29 Vicevich opposed, arguing that the Kultgens were not entitled to fees under the Covenants, which were “not otherwise followed or honored” because the McGuinness Tracts Roadway and Homeowners’ Association (HOA) had been inactive for decades. Vicevich also argued that the Kultgens’ alleged bad faith litigation conduct—i.e., 12 Plat 222-B identifies the Keck Acres subdivision within the larger subdivision Tract 17B. 15 instigating litigation and stalling settlement negotiations—made any fees award inequitable.13 ¶30 In December 2024, the District Court concluded that, because the grant of summary judgment to the Kultgens and denial of summary judgment to Vicevich was a judgment resolving all claims for relief in the Kultgens’ favor, the Kultgens were the prevailing party. The court further determined that the Kultgens were entitled to attorney fees under the Covenants. Because the Covenants operated to authorize a fees/cost award, UDJA § 27-8-313, MCA, did not apply. The court’s order also provided that the plaintiffs, except for the Miheliches, had to pay reasonable attorney fees and ordered the Kultgens to provide an itemized statement of fees. ¶31 The Kultgens’ attorney submitted an affidavit and billing records seeking $108,967.50 in attorney fees.14 Vicevich opposed the fee amount as unreasonable, objecting to “prelitigation” time; “block billing”; “manufacturing” a discovery dispute; work connected to a separate suit involving the Miheliches;15 and fees incurred after settlement negotiations fell through. Vicevich calculated reasonable fees at $15,109. 13 Vicevich also argued that the Kultgens were not the prevailing party because the District Court’s order only required Vicevich and Clark “to remove approximately 100 feet of fencing” so the Kultgens can access Lot 4. Vicevich has abandoned this argument on appeal. 14 The affidavit claimed $113,555 in fees but the included accounting showed fees totaling $108,967.50, which the District Court later took to be the amount requested. 15 After purchasing Lot 5 from the Kultgens in December 2020, the Miheliches initiated a separate and unrelated lawsuit concerning that sale which proceeded simultaneous to but ended during this litigation. 16 ¶32 At the April 24, 2025 evidentiary hearing to address fees and costs, the Kultgens presented an attorney expert on the reasonableness of the requested fees under Plath v. Schonrock, 2003 MT 21, 314 Mont. 101, 64 P.3d 984. Vicevich initially objected because the expert was not identified earlier but withdrew the objection after the court allowed counsel time to confer with the witness. Vicevich cross-examined the Kultgens’ expert. The Kultgens’ attorney separately testified about billing records. Vicevich did not cross-examine the Kultgens’ attorney or call a witness. Vicevich also did not cross-examine Ed Mihelich, though he testified against Vicevich’s claims that the Miheliches should pay a portion of the Kultgens’ fees. June 2025 final order on summary judgment and attorney fees ¶33 In June 2025, the District Court entered final summary judgment, granting the Kultgens’ motion on express easement and the identified fence obstruction, denying Vicevich’s motion for partial summary judgment concerning the 2021 Easement Agreement, denying the requested mediator and Special Master costs, and, after disallowing $2,758.50 for duplicative or unsupported entries, awarding the Kultgens $106,209 in attorney fees. Vicevich appeals. STANDARD OF REVIEW ¶34 We review summary judgment de novo and apply the same M. R. Civ. P. 56 criteria as the district court. Quarter Circle JP Ranch, LLC v. Jerde, 2018 MT 68, ¶ 7, 391 Mont. 104, 414 P.3d 1277. Summary judgment is proper only when the Rule 56 materials establish no genuine issue of material fact and the movant is entitled to judgment as a matter of law. M. R. Civ. P. 56(c)(3). Once the movant meets the initial burden, the 17 nonmovant must identify specific admissible facts that create a genuine issue for trial. M. R. Civ. P. 56(e); Kipfinger v. Great Falls Obstetrical & Gynecological Assocs., 2023 MT 44, ¶¶ 13-14, 411 Mont. 269, 525 P.3d 1183. ¶35 Substantive law determines which facts are material. See Planned Parenthood of Mont. v. State, 2025 MT 120, ¶¶ 10, 65-66, 70, 422 Mont. 241, 570 P.3d 51; DeVoe v. State, 281 Mont. 356, 367-70, 935 P.2d 256, 262-64 (1997); Anderson v. Liberty Lobby, Inc., 477 U.S. 242, 248-56, 106 S. Ct. 2505, 2510-14 (1986). A dispute is genuine only if the properly submitted evidence, viewed with all reasonable inferences in the nonmovant’s favor, would permit a reasonable factfinder to find for that party under the burden of proof governing the claim. See Planned Parenthood, ¶¶ 65-66, 70 (citing Anderson, 477 U.S. at 248-56, 106 S. Ct. at 2510-14); Smith v. Kerns, 281 Mont. 114, 116-19, 931 P.2d 717, 718-20 (1997). Pleadings, denial, speculation, and conclusory assertions do not suffice. Klock v. Town of Cascade, 284 Mont. 167, 174, 943 P.2d 1262, 1266-67 (1997). ¶36 Whether the Rule 56 materials are sufficient to raise a genuine issue of fact presents a question of law, not fact. Kipfinger, ¶¶ 13-14, 36; J.L. v. Kienenberger, 257 Mont. 113, 117, 848 P.2d 472, 475 (1993).16 The summary judgment inquiry does not permit the court to weigh evidence, assess credibility, or choose between competing reasonable inferences. Harland v. Anderson, 169 Mont. 447, 450, 548 P.2d 613, 615 (1976) (the district court 16 Overruled in part on other grounds by Crisafulli v. Bass, 2001 MT 316, 308 Mont. 40, 38 P.3d 842. 18 “does not function to adjudicate genuine issues of fact” on a summary judgment motion—“it merely determines whether such issues exist”).17 The court asks whether the nonmovant’s evidence, viewed as Rule 56 requires, could reasonably support a finding in the nonmovant’s favor and therefore create a genuine issue for trial. When the evidence permits only one reasonable conclusion, the court may resolve the issue as a matter of law. Lorang v. Fortis, 2008 MT 252, ¶ 136, 345 Mont. 12, 192 P.3d 186; Seeley v. Davis, 284 Mont. 517, 523, 946 P.2d 119, 122 (1997). ¶37 Whether a party is entitled to recover attorney fees is a question of law reviewed de novo for correctness. Apecella v. Overman, 2025 MT 219, ¶ 28, 424 Mont. 202, 577 P.3d 133. Where legal authority exists to award attorney fees, we review the attorney fee award for an abuse of discretion. Chase v. Bearpaw Ranch Ass’n, 2006 MT 67, ¶¶ 14-15, 331 Mont. 421, 133 P.3d 190; Ray v. Nansel, 2002 MT 191, ¶¶ 40-47, 311 Mont. 135, 53 P.3d 870. DISCUSSION ¶38 Though Vicevich raised numerous objections to the Special Master’s report and recommendations on summary judgment below, and the District Court resolved each objection, Vicevich has abandoned some of those arguments on appeal. We address only those claims of error that Vicevich expressly asserts on appeal. ¶39 Before we address the merits, we clarify the record under review. On summary judgment, we consider only materials properly before the District Court when it ruled on 17 Overruled in part on other grounds by Warnack v. Coneen Family Trust, 266 Mont. 203, 879 P.2d 715 (1994). 19 the merits. On appeal, both sides cite some materials filed after the District Court’s initial September 2024 summary judgment ruling. We do not consider those later affidavits or exhibits to determine the existence, scope, extinguishment, or obstruction of the easement. M. R. Civ. P. 56(c)(3); accord DeVoe, 281 Mont. at 367-68, 935 P.2d at 263; Anderson v. Stokes (Stokes), 2007 MT 166, ¶¶ 56-58, 338 Mont. 118, 163 P.3d 1273. ¶40 Further, we will not hold a lower tribunal in error for an issue it did not have an opportunity to consider. Pearson v. Virginia City Ranches Ass’n, 2000 MT 12, ¶¶ 57-58, 298 Mont. 52, 993 P.2d 688. Accordingly, we review summary judgment on the Rule 56 record that existed when the District Court ruled. We therefore do not use later fee-stage affidavits or exhibits to determine whether a genuine issue precluded the merits ruling. ¶41 1. Whether the District Court correctly granted summary judgment that an express 60-foot-wide access easement benefits the Kultgens’ Lot 4 and was not extinguished by the 2021 Easement Agreement or abandonment. ¶42 Vicevich argues that genuine issues of material fact remain concerning both the easement’s existence and its extinguishment. We address each contention in turn. 1. The Kultgens have an express 60-foot-wide ingress-and-egress road easement ¶43 Relying principally on Plat 222-B and the recorded deed for Lot 4, the Special Master concluded that the Kultgens hold an express 60-foot-wide ingress-and-egress road easement to access their Lot 4 property. Plat 727-B independently confirms that the 2003 aggregation preserved easements of record. No genuine issue of material fact precluded summary judgment on the creation or recorded scope of the easement. ¶44 An easement is a right which one person has to use the land of another for a specific purpose or a servitude imposed as a burden upon the land. Blazer v. Wall, 2008 MT 145, 20 ¶ 24, 343 Mont. 173, 183 P.3d 84. As pertinent here, “an express easement is one which is created by an instrument in writing.” Sieben Ranch Co. v. Adams, 2021 MT 172, ¶ 14, 404 Mont. 510, 494 P.3d 307; Davis v. Hall, 2012 MT 125, ¶¶ 18-19, 365 Mont. 216, 280 P.3d 261. An express easement may arise when a written instrument of conveyance refers to a recorded plat or certificate of survey on which the easement is depicted and described. Pearson, ¶¶ 21, 26-27; Davis, ¶ 19; Blazer, ¶ 27; O’Keefe v. Mustang Ranches HOA, 2019 MT 179, ¶ 18, 396 Mont 454, 446 P.3d 509; Halverson v. Turner, 268 Mont. 168, 172-73, 885 P.2d 1285, 1288-89 (1994) (“reference in documents of conveyance to a plat which describes an easement establishes the easement” (citing § 76-3-304, MCA)).18 The principle behind the easement-by-reference doctrine is inducement—selling lots with reference to a plat describing property and appurtenances “creates an implied covenant” that the property “shall be used in the manner designated.” Our Lady of the Rockies, Inc. v. Peterson, 2008 MT 110, ¶¶ 45-50, 55-57, 342 Mont. 393, 181 P.3d 631 (discussing easement-by-reference cases); accord Pearson, ¶ 19. ¶45 In Pearson, the plaintiffs obtained a declaratory judgment that they had an express bridle path easement as created by their deed, which referred to a recorded subdivision plat depicting the easement. Pearson, ¶¶ 10-13. The defendants argued that the court erroneously resolved the issue on the deed and plat alone, ignoring extrinsic evidence that 18 “Where lands are conveyed by reference to a plat, the plat itself or any copy of the plat properly certified by the county clerk and recorder as being a true copy thereof shall be regarded as incorporated into the instrument of conveyance and shall be received in evidence in all courts of this state.” Section 76-3-304, MCA. 21 the bridle path was never developed and that other subdivision lot owners had taken formal action to remove all references to the bridle path easement from the recorded plats. Pearson, ¶¶ 12, 16, 22. We affirmed on appeal that the deed’s reference to the subdivision plat which, in turn, “clearly depict[ed] and label[ed] the bridle path easement,” created an express easement. Pearson, ¶¶ 17-21. We further held that the court was not required to consider extrinsic evidence of contrary intent when the deed and plat established a clear intent to create the bridle path easement in the first instance. Pearson, ¶¶ 17-27. ¶46 Here, like in Pearson, the Kultgens’ Lot 4 deed describes the property by reference to “Plat No. 222-B . . . subject to . . . existing easements and rights of way . . . [and] reservations, conditions and restrictions of record.” Plat 222-B, in turn, clearly depicts and labels the “60’ Wide Unrestricted Private Road Easement for Ingress and Egress,” known as “Kelsey Road” or “Kelsey Lane,” including the loop. The western leg relevant to the obstruction claim lies within Vicevich and Clark’s Lot 1A/3, adjacent to Lots 5 and 4, making their property the servient estate.19 The deed and incorporated plat therefore created the express easement as a matter of law. Plat 727-B did not extinguish or narrow that right; it states that the 2003 filing aggregated Lots 1 and 3 only, remained subject to easements of record, and made no change to the original plat’s restrictions, conditions, or covenants. 19 Vicevich and Clark’s deed references Plat 727-B, which also clearly depicts and labels the 60-foot-wide “Kelsey Lane” easement and refers to “the original plat of Keck Acres Minor Subdivision,” Plat 222-B. 22 ¶47 Notwithstanding, Vicevich contends the Special Master could not resolve creation of the easement on the plats alone because they were facially ambiguous and contradicted the historical use and actual location of the paved portion of Kelsey Lane. Vicevich argues plat ambiguity created a genuine issue of material fact requiring jury resolution. We disagree. ¶48 Vicevich claims the plaintiffs’ expert surveyor would have established the plats’ ambiguity. Vicevich disclosed the expert a week before the scheduled hearing on objections and after the Special Master heard and recommended disposition of the parties’ cross-motions. The District Court disallowed the expert’s testimony because the Special Master never had a chance to consider it. Vicevich does not contend that this was error. Still, by citation to a disallowed affidavit, Vicevich recites the surveyor’s opinion that Plats 222-B and 727-B contain errors and discrepancies rendering them ambiguous and necessitating extrinsic evidence of actual and historical use for correct interpretation. The District Court declined to consider the surveyor’s opinion, limiting its review to matters and arguments within the record when deciding whether to adopt the Special Master’s conclusions on summary judgment. Vicevich cannot now use disallowed evidence proffered after the Special Master’s decision and not considered by the District Court to create an issue of fact precluding summary judgment. See Stokes, ¶¶ 56-58. ¶49 In any event, Vicevich’s claim that Plats 222-B and 727-B are ambiguous because the easement is “depicted differently” on each plat is of no avail. The only difference between the plats Vicevich identifies is that Plat 222-B refers to the easement as “Kelsey Road” while Plat 727-B refers to it as “Kelsey Lane” and does not expressly identify it “as 23 an easement.” Vicevich identifies only a terminology difference between the plats that does not create ambiguity. Plat 222-B, which the Lot 4 deed expressly incorporates, supplies the grant’s width, route, and ingress-and-egress purpose. Plat 727-B expressly preserves “any easem