Michael Margolies and the Margolies Family Trust (collectively “Margolies”) appeal the district court’s dismissal of all claims as time-barred, arguing that an extension to the statute of repose in the Sarbanes-Oxley Act of 2002 (“SOA”) applies to the federal claims and that the district court erred in finding that Margo-lies was on inquiry notice of the alleged fraud in 1998. We affirm in part and reverse in pаrt, and remand the case to the district court.
I. FACTS AND PROCEEDINGS
Michael Margolies and the Margolies Family Trust were the largest shareholders of a company known as U.S. Transportation Systems (“USTS”). On March 19, 1998, Precept Business Sendees, Inc. (“Precept”) acquired USTS. In exchange for Margolies’s ownership interest in USTS, he received Precept common stock. Subsequently, Precept filed for bankruptсy, and the Precept stock owned by Mar-golies became worthless. In November 2002, the trustee appointed for Precept filed a complaint in the adversary bankruptcy proceeding. In this complaint, the trustee claimed that the defendants, Darwin Deason, Douglas R. Deason, and David L. Neely (collectively “Deason”), engaged in behavior amounting to self-dealing and frаud which resulted in the collapse of the company. On March 17, 2003, Margolies filed a complaint against Deason alleging eight causes of action relating to this self-dealing and fraud. Margolies subsequently amended the complaint. The first amended complaint contained five causes of action: (1) violation of the Securities Act of 1933, (2) violation of the Securities Exchangе Act of 1934, (3) violation of Texas Blue Sky Article 581-33(A)(2), (4) violation of Texas Blue Sky Article 581-33(F), and (5) common law fraud.
Deason filed a motion for summary judgment seeking dismissal of all of Mar-golies’s claims as time-barred. Deason claimed that in 1998 Margolies became either actually or constructively aware of the facts giving rise to the causes of action in the complaint. Conversely, Margoliеs claimed that he did not and could not reasonably have learned the relevant information until the trustee filed a complaint in the bankruptcy proceeding in November 2002. The district court granted Deason’s motion for summary judgment and entered a final judgment dismissing all of Margo-lies’s claims as time-barred. 1
*550 II. STANDARD OF REVIEW
The district court’s grant of summary judgment is reviewed de novo.
Shell Offshore Inc. v. Babbitt,
III. DISCUSSION
A. Federal Securities Law Claims
The parties dispute which particular statutes set the applicable periods of time in which to bring the first and second causes of action in the first amended complaint. In the first cause of action, Margo-lies alleges that Deason violated §§ 11 & 12 of the Securities Act of 1933, codified at 15 U.S.C. §§ 77k & 771. Deason argues that the appropriate time limits for this action are found at 15 U.S.C. § 77m, which imposes a term of three years after the sale of the security or its being offered to the public.
In the second cause of action, Margolies alleges that Deason violated both § 10(b) of the Securities Exchange Act of 1934, codified at 15 U.S.C. § 78j(b), and Rule 10(b) — 5, codified at 17 C.F.R. § 240.10b-5. In
Lampf, Pleva, Lipkind, Prupis & Petigrow v. Gilbertson,
Margolies argues that instead the time limit for the first and second causes of action is controlled by Section 804 of the SOA. Enacted on July 30, 2002, the SOA changed the time periоd to bring any “private right of action that involves a claim of fraud, deceit, manipulation, or contrivance in contravention of a regulatory requirement concerning the securities laws, as defined in section 3(a)(47) of the Securities Exchange Act of 1934.” 28 U.S.C. § 1658(b). The district court correctly found that the claims in the first and second causes of action involved fraud such that they were thе type of claims that fall within the confines of this statute.
Under the new statute, such violations “may be brought not later than the earlier of — (1) 2 years after the discovery of the facts constituting the violation; or (2) 5 years after such violation.” Id. The SOA contains two other important provisions. First, one provision states that the new time period “shall apply to all proceedings addressed by this section that are commenced on or after the date of enactment of this Act.” Pub.L. No. 107-204, 116 Stat. 745, 801 (2002). Second, another *551 provision states that “[njothing in this section shall create a new, private right of action.” Id.
At this point it is worth noting the difference between statutes of limitations and statutes of repose. Statutes of limitations speak to matters of remedy, whereas statutes of repose eliminate the underlying rights when they lapse.
Chase Securities Corp. v. Donaldson,
The statute at issue here is a statute of repose.
See Lampf,
The SOA was enacted well after the first and second causes of action accrued and subsequently expired under the old time limits. Under the pre-SOA period of three years, these causes of action were extinguished in early 2001, more than a year prior to the enactment of the SOA. Margolies would have us hold that these causes of action that were indisputably time-barred for a period of more than a year prior to the enactment of the SOA are no longer time-barred post-SOA.
The Second, Third, Fourth, Seventh, and Eighth Circuits, in cases addressing this issue, have held that the SOA did not revive previously extinguished causes of aсtion.
See In re Enter. Mortgage Acceptance Co. Sec. Litig. (“Enterprise”),
The Supreme Court has stated repeatedly “that there is a presumption аgainst retroactive legislation that is deeply rooted in our jurisprudence.”
Hughes Aircraft Co. v. United States ex rel. Schumer,
[T]he court must determine whether the new statute would have retroactive effect, ie., whether it would impair rights a party possessed when he acted, increase a party’s liability for past conduct, or impose new duties with respect to transactions already completed. If the statute would operate retroactively, our traditional presumption teaches that it does not govern absent clear congressional intent favoring such a result.
Id.
With respect to the first step, the Court has indicated that an express prescription is synonymous with an “unambiguous directive.”
Lindh v. Murphy,
We hold that there is a plausible alternative explanation for the language in the SOA. The statute contains both a statement that it applies to “all proceedings addressed by this section that are commenced on or after the date of enactment of this Act” and a statement that “[njoth-ing in this section shall create a new, private right of action.” These two statements combined could reasonably mean that the statute applies to claims (1) not time-barred when the SOA was enacted, (2) filed at a time after the SOA’s enactment at which they would have been time-barred under the old scheme, and (3) filed at a time when under the new scheme they are not time-barred. As an example, this categоry of cases might include an action filed six months after the enactment of the SOA involving conduct just over three years old at the time. In such a case, the old time limit expired after the SOA was enacted but prior to the filing of the action. It is certainly not clear that Congress intended this particular result in crafting the statute, but the fact that the result is ambiguous is itself the very reason the statute fаils the first step of the
Landgraf
test.
Further obscuring the intended result of the language is the Supreme Court’s decision in
Hughes Aircraft.
There, the Court examined the retroactivity of a statute that eliminated a requirement in
qui tam
actions. Previously,
qui tam
suits could not be brought based on information that the government already possessed.
Id.
at 945. A 1986 amendment “permitted]
qui tam
suits based on information in the government’s possession, except” in certain limited circumstances.
Id.
at 946. The Court’s language in
Hughes Aircraft
is applicable here. The Court noted that the amendment “revive[d] that action” and cited approvingly to a Ninth Circuit case applying
Landgraf
to a time bar question not unlike the one here.
Id.
at 950,
Having held that the language of the statute does not unambiguously necessitate retroactivity, it is necessary to turn to the statute’s legislative history. As the Second Circuit concluded in
Enterprise,
“the legislative history of Section 804 does not clearly indicate that Congress intended that Section 804 apply retroactively to revive expired securities fraud claims.”
In the second step of the
Landgmf
analysis, we consider whether the statute would have a retroactive effect. The Supreme Court has made clear that
Land-graf
“does not purport to define the outer limit of impermissible retroactivity.”
Hughes Aircraft,
B. Texas Blue Sky Laiv Claims
The relevant statute that applies to the third and fourth causes of action under Articles 581-33(A)(2) and 581-33(F) of the Texas Blue Sky Laws states that a cause of action expires after the earlier of “(a) more than three years after discovery of the untruth or omission, or after discovery should hаve been made by the exercise of reasonable diligence; or (b) more than five years after the sale.” Tex.Rev.Civ. Stat. Ann. art. 581, § 33(H)(2).
Margolies brought these causes of action within five years of the sale and therefore part (b) is satisfied. As such, the remaining issue is whether the plaintiff “by the exercise of reasonable diligence,” should have learned of facts placing him on notice of his claim.
See id.
This is commonly referred to as inquiry notice.
See Jensen v. Snellings,
This fact-intensive inquiry is typically appropriate for consideration by a jury. “Ordinarily, what constitutes reasonable diligence to discover fraud is a question of fact for the jury.”
Ruebeck v. Hunt,
Margolies’s claims largely revolve around pieces of property sold by Precept to the defendants, sometimes at allegedly lower than market value and allegedly for no legitimate business purpose. Precept disclosed in its filings that it had entered intо sales or sale-leasebacks of a ranch, a restaurant, and a luxury box at Lone Star Park to a company owned by the defendants. Precept also disclosed that it would record a loss on these sales, part of which was because of costs of repair. Precept also disclosed that it sold two condominiums (at least one to Darwin Deason). Precept disclosed that it sold a piece of real property to a company owned by the defendants while not addressing whether the sale was for below market value, as Mar-golies alleges. Precept also disclosed a sale of stock in another company to Darwin Deason but did not disclose various details about this transaction, including that it was allegedly a sham and was for below market value. The filings also disclosed information about the defendants’ compensation but did not provide details that would suggest the improprieties alleged by Margolies’s complaint.
In addition, the filings disclose that two acquisitions occurred shortly after the USTS-Precept deal closed. Margolies alleges that these acquisitions were the result of impermissiblе negotiations and the signing of letters of intent which took place before the Preeept-USTS deal in a window of time during which Precept had agreed not to enter into any such agreements or arrangements. The disclosure of the closing of the acquisitions did not, however, indicate when letters of intent were signed or when negotiations took place. While these disclosurеs contain various levels of detail, they essentially do not include any explanation of the purpose or reason for the transactions. The underlying tension between the parties’ positions is whether or not disclosure of these details about particular actions taken by the company without accompanying information to indicate the motivation or purрose for the actions is sufficient to place the plaintiff on inquiry notice. In essence, the district court found that these various disclosures amounted to a “storm warning.”
See Jensen,
It is worth mentioning again that, not only do we not consider the merits of Margolies’s claims, we also do not decide whether he was on inquiry notice. The narrow inquiry before the court is whether the district court improperly concluded on summary judgment that a reasonable plaintiff should have known that these transactions sufficiently raised the specter of fraud as to place him on inquiry notice.
Ruebeck,
We hold that, with respect to the disclosures in this particular case, the information provided is insufficient to conclude that reasonable minds could not disagree as to whether Margolies “has exercised diligence in discovering fraud.”
Ruebeck,
C. Common Laiv Fraud Claim
Under present Texas law, “a person must bring suit [for common law fraud] not later than four years after the day the cause of action accrues.” Tex. Civ. Prac. & Rеm.Code Ann. § 16.004(a). This statute previously did not include fraud and was amended in 1999 to clarify the Texas case-law regarding the time limits for filing fraud actions.
See Williams v. Khalaf,
Tolling is appropriate when the case involves “allegations of fraud or fraudulent concealment.”
S.V. v. R.V.,
As previously discussеd, the district court erred in determining on summary judgment that Margolies was on inquiry notice in 1998 of the relevant facts. This is a question for the jury. The district court, therefore, erred in dismissing the fifth cause of action.
IV. CONCLUSION
The district court judgment is AFFIRMED IN PART and REVERSED IN PART. The district court judgment with respect to the first and second causes of action is AFFIRMED. The district court judgment with respect to the third, fourth, and fifth causes of action is REVERSED. The case is REMANDED for further proceedings not inconsistent with this opinion.
Notes
. Deason had also filed counterclaims based on a Texas statute permitting certain time-barred claims arising out of the same transaction or occurrence as the original claims.
*550
Tex. Civ. Prac.
&
Rem.Code § 16.069. These claims were also dismissed in the district court. On appeal, Deason does not dispute the propriety of dismissing these claims, and therefore we do not consider them.
See United States v. Thibodeaux,
. The Eleventh Circuit in
Tello
held that the
Landgmf
"presumption and analysis, however, [were] unwarranted when Congress state[d] its unambiguous intention that the statute applfied] retroactively to pre-enactment conduct.”
