Anne Marie Beardslee v. Ratliff Family LLC, No. 1; Sherry Mundt, Larry Mundt, James v. Ratliff, Jr., and H. Lorraine Ratliff

CourtIdaho Supreme Court
DecidedMay 26, 2026
Docket51543
StatusPublished

This text of Anne Marie Beardslee v. Ratliff Family LLC, No. 1; Sherry Mundt, Larry Mundt, James v. Ratliff, Jr., and H. Lorraine Ratliff (Anne Marie Beardslee v. Ratliff Family LLC, No. 1; Sherry Mundt, Larry Mundt, James v. Ratliff, Jr., and H. Lorraine Ratliff) is published on Counsel Stack Legal Research, covering Idaho Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Anne Marie Beardslee v. Ratliff Family LLC, No. 1; Sherry Mundt, Larry Mundt, James v. Ratliff, Jr., and H. Lorraine Ratliff, (Idaho 2026).

Opinion

IN THE SUPREME COURT OF THE STATE OF IDAHO

Docket No. 51543

ANNE MARIE BEARDSLEE, ) ) Plaintiff-Respondent- ) Cross Appellant, ) ) Coeur d’Alene, September 2025 Term v. ) ) Opinion Filed: May 26, 2026 RATLIFF FAMILY LLC, NO. 1, an Idaho ) limited liability company; SHERRY MUNDT, ) Melanie Gagnepain, Clerk LARRY MUNDT, JAMES V. RATLIFF, JR., ) and H. LORRAINE RATLIFF, ) ) Defendants-Appellants- ) Cross Respondents. )

Appeal from the District Court of the First Judicial District, State of Idaho, Kootenai County. Richard S. Christensen, District Judge.

The judgment of the district court is vacated, and the case is remanded for further proceedings.

Hawley Troxell Ennis & Hawley LLP, Boise, for Appellants, Ratliff Family LLC, No. 1. Tyler J. Anderson argued.

John F. Magnuson, Coeur d’Alene, for Respondent, Anne Marie Beardslee. John F. Magnuson argued. _________________________

BRODY, Justice. This appeal arises from the district court’s judgment ordering the judicial dissolution of a closely held limited liability company. The Ratliff family formed the Ratliff Family LLC, No. 1 (“Ratliff Family LLC” or “the Company”) in 1997 to preserve and maintain a 675-acre working ranch in Kootenai County, Idaho (the “Ranch”). Ratliff Family LLC’s operating agreement provided that no member could seek judicial dissolution. At that time, a waiver of the right to seek dissolution was still enforceable under Idaho law. That changed in 2015 when the Idaho Legislature repealed the Idaho Limited Liability Company Act that was in effect when the Ratliff Family LLC was formed (former Idaho Code sections 53-601 to 53-672) and replaced it with the Idaho Uniform Limited Liability Company Act at Idaho Code sections 30-25-101, et seq.

1 (“Uniform LLC Act”). Among other changes, the Uniform LLC Act provides that “[a]n operating agreement may not . . . [v]ary the causes of dissolution specified in section 30-25-701(a)(4), Idaho Code[.]” I.C. § 30-25-105(c)(9). In 2020, Anne Marie Beardslee, one of the original members of the company, filed suit against Ratliff Family LLC and a number of its members (collectively, the “Defendants”), seeking judicial dissolution of the Company under Idaho Code section 30-25-701(a)(4)(C)(ii) (the “oppressive conduct provision”) on the grounds that the managers were engaging in oppressive conduct. In response, Defendants sought to preclude her claim under the dissolution waiver provision of the operating agreement. However, the district court determined the waiver was unenforceable under the more recently enacted Uniform LLC Act. Following a bench trial, the district court ordered judicial dissolution pursuant to Idaho Code section 30-25-701(a)(4)(C)(i) (the “illegal acts provision”), on the grounds that Ratliff Family LLC’s managers were acting “in a manner that is illegal” by refusing to correct longstanding county ordinance violations on the Ranch. On appeal, the Defendants challenge the district court’s decision on multiple grounds. First, they argue the district court erred by concluding that the waiver was unenforceable. Second, they argue that Beardslee’s complaint did not request dissolution under the illegal acts provision and, therefore, the district court erred by ordering dissolution on a claim that was not pleaded. Beardslee cross-appeals, arguing the district court erred by applying the wrong legal standard when it evaluated her claim for judicial dissolution pursuant to Idaho Code section 30-25-701(a)(4)(C)(ii) based on the managers’ oppressive conduct toward her. For the reasons set forth below, we vacate the judgment of the district court and remand for reconsideration of Beardslee’s oppression claim. I. FACTUAL AND PROCEDURAL BACKGROUND A. Factual Background James Ratliff, Sr. (“Jim, Sr.”) and Lorraine Ratliff owned approximately 675 acres along Mica Creek in Kootenai County, south of Coeur d’Alene (“the Ranch”). The Ranch consists of nine contiguous parcels, which are used for grazing cattle, hay production, and timber harvesting. The Ranch has been the home for various Ratliff family members for more than 60 years. Jim, Sr., and Lorraine Ratliff have six children, including Anne Marie Beardslee and Sherry Mundt and James Ratliff, Jr. (“Jim, Jr.”). At all material times, the owners and occupants of the four homes

2 on the Ranch consisted of Jim, Sr. and Lorraine Ratliff; Jim, Jr., and Patty Ratliff; Sherry and Larry Mundt; and Anne and Al Beardslee. In 1997, Jim, Sr. and Lorraine formed the Ratliff Family LLC as an organizational and estate planning entity to facilitate continued family ownership and control over the Ranch. Pertinent here, the Ratliff Family LLC operating agreement states that, “[f]or so long as the Company shall exist, each Member waives the right to compel a dissolution of the Company or to compel a partition of the property of the Company.” Jim, Sr. and Lorraine offered each of their children membership interests in Ratliff Family LLC or a cash payout. The operating agreement was signed by Beardslee, Beardslee’s then-husband Steven M. Mills (since divorced), Jim, Jr., Sherry, and Larry. In 2002, Larry constructed a cabin on the Ranch with the assistance of Beardslee and other family members. Larry did not, however, obtain a county permit for the cabin. Roughly 11 years later, in 2013, the Kootenai County Community Development Department sent two notices of ordinance violations to the Ratliff Family LLC, which were recorded against the property by the department on October 21, 2013. One violation, issued on September 3, 2013, was for failing to obtain approval and a permit for a single-family residence pursuant to Kootenai County Building Code Ordinance No. 450, Title 7, Chapter 1, Kootenai County Code. The second violation, issued two days later, was for having more than one single family dwelling on site pursuant to Kootenai County Zoning Ordinance No. 401, Title 9, Kootenai County Code. The district court determined in its memorandum decision that “[t]hese violations [were] continuing in nature and will remain in effect and are an encumbrance on the Ranch property, notably the parcel where [Beardslee]’s residence is located.” In 2006, issues arose between the members concerning the workings of the Ranch. To resolve these issues, Jim, Sr. and Lorraine, Larry and Sherry, and Beardslee and her husband, Al, entered into an agreement. This agreement is entitled the “Ratliff Family L.L.C. #1 Agreement” (hereafter, “2006 Agreement”), which required the Mundts, who own and raise cattle on the Ranch, to (1) maintain the Ranch’s fencing at their expense, (2) procure worker’s compensation insurance for certain employees of the Ranch, (3) provide information to other members regarding grants for improvements to the Ranch prior to applying for the grants, and (4) assume responsibility for any expenses related to the grants. Relatedly, the Mundts would be entitled to any profits resulting from the grants.

3 Thereafter, in June 2012, Jim, Sr. and Lorraine entered into an agreement with the Mundts, which granted the Mundts the right to log, build roads, and maintain the Ranch property for a period of five years. Then, two years later, Jim, Sr. and Lorraine extended the term of the agreement until June 1, 2034. Neither Beardslee nor her husband signed these agreements. On January 11, 2018, Beardslee attended a Company meeting. During the meeting, Jim, Sr. and Lorraine granted Beardslee permission to record the meeting. Also, during the meeting, Beardslee indicated that she no longer wanted to be a member of the Company and wanted to be bought out of her position. However, no offer of a buyout was made by either Beardslee or the other members. Thereafter, Jim, Sr., Lorraine, Sherry, and Jim, Jr.

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Anne Marie Beardslee v. Ratliff Family LLC, No. 1; Sherry Mundt, Larry Mundt, James v. Ratliff, Jr., and H. Lorraine Ratliff, Counsel Stack Legal Research, https://law.counselstack.com/opinion/anne-marie-beardslee-v-ratliff-family-llc-no-1-sherry-mundt-larry-idaho-2026.