Welcome to the Independence Plaza North Tenant Association (IPNTA) Web Site

Current News

Thursday, August 8, 2019 at 7:00 PM
310 Greenwich St. community room – 2nd floor

The AGENDA for the meeting will be:

  1. Vote on bylaws amendment (details below).
  2. Recent meeting with management about commercial spaces and planned renovation of IP  (lobbies, hallways, stairwells….)
  3. Discussion about renovation at IP and inspection by DOB for asbestos, lead, etc.
  4. Section 8 tenants paying above 30% of salary in rent (details below).

Bylaws Amendment

In the past, the tenant association has held ANNUAL nominations and elections of the executive board members. Some of our members feel going through this process every year, especially for the nominating committee, is unnecessary.

Article VI, Section 5 of the IPNTA BYLAWS states: "Term of Office. Newly elected officers of the organization shall take office two weeks after the announcement by the election committee of the annual election results. Officers shall remain in office for one (1) year or until the election or appointment of a successor."

An Amendment to this section has been proposed to provide in pertinent part that "Officers shall remain in office for two (2) years or until the election or appointment of a successor."

Under the IPNTA Bylaws (Art.V, Sect.6) 20 members in good standing i.e. current in their dues, are required to constitute a quorum at a membership meeting. Under Art. XI, the bylaws may be amended by a 2/3 vote of the members in good standing present at the meeting i.e. with the approval of 14 members in good standing. The membership must be notified of the agenda & nature of the meeting at least 7 days in advance of the meeting. (This flyer will serve as the notification.)


ADDITIONALLY – SECTION 8 VOUCHER TENANTS – IF YOU FEEL YOU ARE PAYING OVER 30% OF YOUR INCOME IN RENT, we need to know to try to help. We will update you at this meeting on recent litigation relating to this situation which is affecting some Section 8 residents in the city. We have been working on this problem for a while – now we would like to speed things up. We NEED YOU, in order to do so.

9/11 Environmental Action presents, in cooperation with the WTC Health Program at Gouverneur:

An Information Session on 9/11 Health Care and Compensation
Una Sesion Informativa sobre el 9/11
Cuidado de la Salud y Compensacion

Presentations and Q&A with:
Dr. Sonia Cabrera of the WTC Health Program at Gouverneur, and the Deputy Special Master of the September 11th Victim Compensation Fund

Gouverneur Health Center Auditorium
227 Madison St (between Clinton and Jefferson)
Thursday, June 20
6pm to 7:30 pm
Doors open at 5:30 pm

Seating is limited. Please RSVP to info@911ea.org
Or 212-330-7658

WTC Health Program 9/11 Environmental Action banners

2017 LAP Info

Under the latest RGB Order a 1.25% increase is authorized for 1-year lease renewals starting between 10/1/17 to 9/30/18.

Under the two previous RGB Orders, no increases for 1-year renewals was authorized. Thus, for LAP Lease renewals starting between 10/1/16 to 9/30/17, pursuant to IPN's LAP agreement only a 1% increase is allowable. But, for next year's renewals, a 2.25%increase is authorized.

LAP Lease Increase 2016

The IPNTA has asked me to give you our thoughts on the year 2016 LAP lease renewal. Should one take a one-year lease or a two-year lease?

First of all: For leases beginning between October 1, 2015, through September 30, 2016, the rent increase for rent stabilized 1-year lease: 0% and for 2-year lease: 2%.

As you know we are not rent-stabilized. The LAP tenant has an agreement with the landlord to take rent stabilization increases as a formula in raising the rent. The contract also states that after thirteen years of the contract there will be rent stabilization increases plus 1%. Therefore, if you take a one-year lease, it is 0% plus 1% (LAP agreement). If you take a two-year lease, it is 2% plus 1% increase (LAP agreement).

To give you a little background: Diane Lapson, President of the IPN Tenants Association, along with Board members, Diane Stein and BJ Berti, and myself, have been going every year to fight against rent stabilization increases. We went to a forum about rent stabilization. Therefore, we have a little understanding of how increases in the future will be with rent stabilization.

Last year, I recommended tenants take a one-year lease as I believed there would be a zero increase next year from the rent stabilization. There were many factors that I thought explained why it would be a zero increase. Under Mayor Bloomberg, the increases had been higher.

Bottom line I was right, there was a rent freeze on one-year leases. The same factors are in play this year. Mayor de Blasio appointed good people to the Rent Guidelines Board. The RGB has a formula they use for recommending rent increases.  

Cost to operate rentals fell in last 12 months: Low fuel costs and a mild winter meant landlords’ costs actually fell over the last 12 months, for only the second time since 1969, at least according to the city’s Rent Guidelines Board.  The seemingly encouraging estimate, announced April 14, 2016, could be a prelude to the Board once again ordering landlords not to increase rent on stabilized tenants.
I believe there will be a rent freeze increase or only a 1% increase next year. Therefore, I recommend a one-year lease.

For additional information, see “Another Rent Freeze Is Possible in New York City”, Wall Street Journal, April 14, 2016.

--John R Scott, Political Liaison IPNTA
April 2016

Rent Regulation, Downsizing

Previously posted information about J-51 and Rent Regulation is now on the J-51 page and Archive.
IPNTA Statement about our J-51 Lawsuit is on the J-51 page. Also see In The Press.

Other Information

Fire Safety Prevention

Rodent Academy

Download the flyer, "Rat Prevention for Your Property"

Provided by Guest Speaker Caroline Bragdon, MPH, New York City Department of Health and Mental Hygiene, who spoke at IPN, as part of the Community Board 1 Quality of Life Committee meeting on April 17, 2014.

World Trade Center Health Program Information

October 3rd 2013 Deadline for the Victims Compensation Fund has passed.

However, the World Trade Center Health Program is still available -- this is separate from the VCF.

See our web page, World Trade Center Health Programs, for a list of links and applications.

Our thanks to 911 Environmental Action and WTC Health Outreach, who provided very helpful information at our meeting on Sept 19th 2013.

Other relevant reading...

Mitchell-Lama Residents Coalition has good articles about affordable housing in general and former Mitchell-Lama complexes, including IPN.

Links to Court Case:

"Best Doorman in New York"
Onnie Rose, 310 Greenwich's well-loved doorman, was featured in Daily News Best Doorman in New York article. Congratulations, Onnie!
NY Daily News, November 27, 2011

Previous Stories -- see IPNTA Newsletters or Archive

Documents for Download
Join IPNTA Membership Form (New or Renewal)
IPN Settlement Agreement IPN Settlement Agreement (March 2004)
HPD RA FORM HPD Reasonable Accommodation Form for Voucher Tenants - Oct 2013
Mitchell-Lama Residents Coalition Opposition to new anti-Roberts Bill
Oct 2010- Instructions for Filing Overcharge
Retainer/Solidarity Forms
Retainer/Solidarity Forms
DHCR Overcharge Form http://www.nysdhcr.gov/Forms/Rent/ra89.pdf
J51 Decision, Aug 2010 Decision_30_Aug_2010.pdf
General Meeting May 2010 Presentaton/Discussion: Why IPN Should Have Been Rent Stabilized Beginning on June 29, 2004
J51 Law Suit Judge Friedman's decision in the J-51 case, released Friday, April 3, 2009 (also see Archive)
September 28, 2007: On September 27, Judge Friedman issued two interim decisions about the J-51 case. Both are posted here as pdfs:
 J51 Summary Judgment Decision and IPNTA decision re Amend Complaint   [Full story in Archive...]
2010 Filing Rent Overcharge with DHCR Oct 2010 - Information and Forms to be posted shortly
DHCR Web site: http://nysdhcr.gov/Forms/Rent/ra89.pdf
2008 - Filing Rent Overcharge with DHCR - Group Filing Mar 2008 - Information about the first filing is in our Archive for reference.
The complaint forms have been filed by our attorney with DHCR, accompanied by this cover letter  (Full story -- see Archive or March 2008 Newsletter)
IPNTA Bylaws IPNTA Bylaws (Amended Nov 2009)

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Click here for Membership Form
Seniors Page

News and information for IPN's Senior Residents

"Living Fully: Resources for Aging Well in the City" from Manhattan Borough President Stringer is posted on the Seniors Page.

[Lunch Info]
New Caterer - Great Food!Senior Lunch Flyer

Maintenance Issues
As always, first call maintenance: 800-313-0611.

If not being addressed by management, contact us by note in lobby tenant box, or email info@ipnta.org. Print clearly and give name, phone, AND email! Thanks

You can also print out the IPN Tenant Complaint Form. Drop the complaint form in the Lobby Box.
Skyline Picture
Be an Active Member of Your Tenant Association
Neighbor to Neighbor: The Downtown Solution
IPNTA's Guide to Community Healing
Booklet in PDF version (363k) or View Online.
Tips for building community and suggestions for emergency preparedness.