IPNTA
Newsletters
November 2005
Where We Are Now: J51 and Other Issues
Here’s a summary of developments concerning our landlord’s
participation in a tax-abatement plan known as J-51, IPNTA’s response,
and its implications for tenants at IPN. For new tenants who have not
been informed of these issues, J-51 requires that certain benefits be
given to tenants, such as keeping rents in accord with state regulations,
as opposed to market demands.
The IPNTA has taken time – maybe more than some of us anticipated
– to thoroughly research the law and rights afforded under J-51
abatements. Though we can never be 100 percent certain of any situation’s
outcome, we must not move forward on issues that affect all the tenants
without doing our homework and first knowing the worst case and best case
scenarios.
Some History
Before our last meeting in August, all of you received a threatening note
from Stellar Management’s attorney, trying to intimidate tenants
by insinuating that if we even investigated a J-51, our underlying deal—reached
last year after four years of organizing— would be threatened. We
informed tenants that the threat was an empty threat. Our negotiated deal
is binding.
We further explained to you that the J-51 tax abatement for IPN was discovered
through conversations with West Village Houses Tenant Association President,
Katie Bordanaro. The WVHTA’s attorney, Carole Ule, discovered the
J-51 by accident while the tenants were preparing to purchase their building
in 2005. It was quite a surprise to her and all involved. That’s
how buried the J-51 is if the landlord does not register with the government
after receiving it.
It was the West Village tenants who could not afford to buy (not represented
by Carole Ule but by Collins, Dobkins & Miller) who realized the J-51
could help them.
When we researched and discovered that, in fact, IPN also had had a J-51
tax abatement since 1998, it was this law firm we ultimately contacted
because it represents tenants who are dealing with the J-51 situation.
(We considered retaining Ule, but there was a potential conflict of interest.)
We did further research to determine what J-51 would mean for all IPN
tenants in various situations (voucher, LAP & free market tenants).
The IPNTA Executive Board was motivated primarily by a desire to protect
our voucher tenants against the threat of reduced federal funding.
We, of course, appreciate the initial discovery of J-51 from our friends
at West Village Houses and wish them all well in settling their particular
conflicts so that all tenants are protected in their future plans.
At that August meeting informing tenants of their J-51 rights, we mentioned
a plan to distribute surveys to collect information from our three types
of tenants, but were told by our attorney that we did not need that information
at this time. We asked people to put their questions in the lobby boxes
and responded to some personally and by printing several fliers and memos
distributed to all tenants. Our
attorney advised us to postpone our promise to discuss our strategy with
tenants at a subsequent meeting, citing the need for confidentiality.
I’m sure you can understand why it’s important to protect
our strategy. Discussing next steps in a meeting is like calling Stellar
Management and telling them what our plans are. We have considered the
concerns of the tenants who took the time to contact us and based our
strategy on what is good for everyone.
Next Steps
In fact, next steps, which we are negotiating with our attorney, are simpler
than most tenants think. After those next steps are taken, we will inform
all tenants of their participation possibilities in a J-51 suit and encourage
a discussion of how each of you wants to proceed (or not) with the IPNTA’s
suggestions.
We will rely strongly on what our attorney believes would be the most
prudent course to take. Again, no steps will be taken without keeping
the security of the tenants at IPN into consideration.
We will call a general tenants meeting in about a month to explain what
the first steps are. We will also keep you informed with newsletters and
memos. We are obviously trying to conserve money, but we hear you want
more communication. Anyone who can donate printing, please contact us.
(We print about 1500 copies each time, so if you can offer free printing
even for a partial number of copies, thanks. )
Regarding the distribution of notes from tenants outside of the IPNTA,
we again remind you that unless the information is from the IPNTA, you
are not getting fully researched and accurate information.
Such notes are often riddled with inaccuracies and serve only to confuse
people and make them nervous. After taking the time and great effort over
these five years to organize the tenants of IPN to save our homes, we
are a bit protective. We trust that you can tell the difference between
those who try to inform with research based facts and those who try to
break unity – our biggest strength.
Not to Worry
We are proud of the good work that has been done in the past 5 years by
the IPNTA board, floor captains and active members. We are also proud
of the IPN tenants who have stepped up to the plate and supported all
of our struggles. You have all helped write a big chapter in the history
of affordable housing in New York City AND community response in an emergency
(9/11/01.)
We are also proud of the respect and reputation we have outside of IPN.
For members who may have forgotten what we’ve accomplished, or who
weren’t living here and wish to learn the history of our transition
from Mitchell-Lama to private ownership—including our attempts to
purchase the buildings from our original landlord—please drop us
a note in the tenant box with your name and address and we’ll get
you a summary.
Our past commitment speaks for our future efforts. Having found out
about a tax abatement that should have made IPN stabilized, we are committed
to effect the best possible outcome for all our tenants. Many of the IPNTA
Executive Board members and active tenants—most of who have full
time jobs—are working 10 to 30 hours a week in your behalf.
Have Concerns? Offer Your Services
For better communications, here’s what we suggest. Those of you
who are simply talking to each other, questioning what is happening, etc.
please come forward and volunteer. We need more captains- more members
of committees – in other words: active people.
Even if you already have a captain on your floor, step forward. The more
people who are willing to do the work, the better. Then, work closely
with your building Vice President. Encourage the board to set up more
captains’ meetings by suggesting dates, speaking to other captains
– and helping to get people there. Captains can help pass info around
and field tenants’ questions. Committee members help us get the
work done. We hold elections every year.
The Near Future
Finally, we look forward to many changes at IPN this coming 2006. Anyone
who joins right now will have his or her membership count for 2006. If
you have never been a member, it’s time to become one. Ensuring
the affordability of your home is too important to either sit on the fence
or pretend nothing is happening.
Join and get involved. Write to info@IPNTA.org
or leave a note in the tenants’ box in the lobby, but don’t
make it anonymous or it just gets tossed. Volunteer your services. Help
us raise money for legal service+es. By all means, come look at our books
if you are a member. Membership is $20 per adult, $10for seniors.
Note that the board is also busy every day on the following matters:
our other 20 plaintiff case in court, helping people with voucher issues
with HPD & security and maintenance matters, working on the J-51 strategy,
serving on other boards for the sake of our larger community as it relates
to IPN. We are, as always, committed to protecting IPN tenants by making
their homes as secure as possible.
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