
Downtown Bozeman (independent dining and craft destination corridor)
Single-unit upscale modern American, 3,800 sf, 65 seats, $165 average ticket, 32 staff, All Beverages License, premium wine program with a six-figure cellar. Operator came to us at renewal of an existing program from a prior broker. The renewal program carried a property tower bound off the prior dec page across multiple cycles — no one had re-scoped it for the wildfire-WUI smoke-event reality, and it paid on direct fire only. An August Gallatin Valley wildfire twelve miles distant then drove smoke infiltration that contaminated wine inventory, dining-room interiors, and HVAC filtration during Yellowstone-gateway peak week; the standard program declined the smoke-only event for lack of a direct-fire-on-premises trigger.
We re-read the operator profile on video — smoke-event endorsement scoped to off-premises wildfire, scheduled-property coverage on the wine cellar, HVAC filtration replacement scope, lost-income coverage sized to Yellowstone peak-week reality, and a lease-language review for the implied-covenant essential-systems scope. We rebuilt the property program to put the off-premises smoke reality at the center.
The rebuilt property tower with the smoke-event endorsement covered the next fire-season smoke contamination without the prior coverage gap. State-law tie-in: wildfire-WUI smoke-event property framework + Montana's implied-covenant landlord-tenant essential-systems repair duty.














