What Montgomery County Housing Authority does

Montgomery County Housing Authority (MCHA) is a public agency that owns and manages rental housing and runs housing subsidy programs in Montgomery County. It does not build or sell homes — it leases apartments to low-income households, usually at below-market rent, and administers voucher programs that help tenants pay rent in privately owned buildings. MCHA operates across Maryland's Montgomery County, which includes communities from Bethesda to Gaithersburg to Silver Spring.

The agency manages two main things: public housing (apartments MCHA owns directly) and the Housing Choice Voucher Program (formerly called Section 8), which gives tenants money to use toward rent anywhere in the county, as long as the landlord accepts the voucher. Both programs serve households below certain income limits, which change each year based on area median income.

Key Takeaways

  • MCHA runs public housing (apartments it owns) and the Housing Choice Voucher Program (rent subsidies you use at private landlords).
  • Income limits vary by household size and program, and MCHA publishes current limits on its website each year.
  • Both programs have waiting lists; public housing waiting lists can be years long, while voucher waiting lists open and close depending on funding.
  • You must live or work in Montgomery County to be considered for either program.
  • MCHA's main office is at 10 South Church Street in Rockville, and you can reach them by phone or visit in person to ask about current openings.

Public housing managed by MCHA

MCHA owns and operates apartment complexes throughout Montgomery County where it leases units directly to tenants. Rent in public housing is set at 30 percent of your household's adjusted gross income, which is typically much lower than market rent in the county. The agency maintains the buildings, handles repairs, and collects rent from residents.

Public housing is open to households whose income falls below MCHA's income limits. These limits depend on household size — a single person has a different limit than a family of four. MCHA publishes current income limits on its website each year, usually in spring. You must also pass a background check and meet other occupancy requirements, which MCHA explains during the intake process.

The waiting list for public housing in Montgomery County is typically very long — often several years — because demand far exceeds available units. MCHA maintains a single waiting list and houses people in the order they explore, though some preferences exist for people with disabilities or those experiencing homelessness. You can add your name to the list by contacting MCHA directly.

Housing Choice Voucher Program

The Housing Choice Voucher Program gives you a subsidy (usually a check or electronic payment) that you use toward rent at any private landlord who accepts vouchers. You find your own apartment, negotiate the lease with the landlord, and MCHA pays a portion of the rent directly to the landlord. You pay the difference out of pocket, which is typically 30 percent of your household income.

To use a voucher, the apartment must pass MCHA's inspection standards for safety and quality, and the rent cannot exceed the program's payment standard for that area. Payment standards vary by bedroom size and neighborhood within Montgomery County. MCHA staff can tell you the current payment standard when you call or visit.

The voucher waiting list opens and closes based on funding. When the list is open, you can add your name; when it is closed, no new people are being added. MCHA's website shows whether the list is currently open. Like public housing, you must meet income limits and live or work in Montgomery County.

Income limits and household requirements

Both MCHA programs limit who can participate based on household income. Income limits are set each year by the U.S. Department of Housing and Urban Development and vary by household size and composition. A household of one person has a lower limit than a household of four; a household with an elderly member or a person with a disability may have a higher limit.

MCHA counts income from wages, self-employment, Social Security, unemployment benefits, child support, and other sources. It does not count some income, such as certain disability payments or educational grants. When you contact MCHA or visit in person, staff can explain which income sources count toward your household total and whether you fall within the current limits.

You must also be a U.S. citizen or have may be able to access immigration status. MCHA verifies this during the intake process. If you have questions about whether your immigration status qualifies, ask MCHA staff directly — they handle these questions regularly.

How to contact MCHA and check waiting list status

Montgomery County Housing Authority's main office is located at 10 South Church Street, Rockville, Maryland 20850. You can reach the agency by phone at (240) 777-0311. The office is open Monday through Friday during standard business hours. You can also visit in person to ask about current waiting list status, income limits, and how to add your name to a list.

MCHA's website provides information about current programs, income limits, and whether waiting lists are open. The website also lists the agency's office hours and contact information for different departments. If you are deaf or hard of hearing, MCHA provides TTY services — ask when you call.

When you contact MCHA, have your household size, current income, and any special circumstances (such as a disability or homelessness) ready to discuss. Staff can give you a rough sense of whether you may be within income limits and what the waiting time might be for each program.

Background checks and occupancy requirements

MCHA conducts a background check on all household members before approving you for public housing or a voucher. The agency looks at criminal history, eviction history, and whether you have unpaid debts to previous landlords or to MCHA itself. A criminal record or eviction does not automatically disqualify you, but MCHA considers the nature and timing of the offense or eviction.

You must also show that you can pay your portion of the rent. MCHA may ask for references from previous landlords or employers. If you have no rental history, MCHA may accept other forms of proof, such as a letter from a social worker or a community organization.

Once housed, you must follow MCHA's lease terms, which include keeping the apartment in good condition, paying your portion of rent on time, and not engaging in criminal activity or lease violations. MCHA can terminate your lease if you violate these terms, though the agency must follow eviction procedures under Maryland law.

Frequently Asked Questions

How long does it take to get a voucher or public housing after I explore?

Waiting times vary widely. Public housing waiting lists in Montgomery County are typically several years long. Voucher waiting lists move faster when they are open, but it can still take months to a year or more depending on funding and demand. MCHA staff can give you a better estimate based on current conditions when you contact them.

Can I use a voucher to rent anywhere in Montgomery County?

You can rent from any private landlord who accepts vouchers, as long as the apartment meets MCHA's inspection standards and the rent does not exceed the payment standard for that area and bedroom size. Some landlords refuse vouchers, so you may need to contact several before finding one who will accept the subsidy.

What if my income goes up after I receive a voucher or public housing?

If your income rises above the program limit, you may lose your subsidy or be required to pay a higher portion of rent. MCHA requires you to report income changes. The agency has rules about how much your income can increase before your information ends, and staff can explain these rules when you ask.

Do I have to live in Montgomery County to explore?

You must live or work in Montgomery County to be considered for MCHA programs. If you live outside the county but work there, you can still explore. MCHA verifies this during intake.

What happens if I cannot find a landlord who accepts vouchers?

MCHA staff can provide a list of landlords who have accepted vouchers in the past, though they cannot may provide any landlord will accept yours. Some community organizations in Montgomery County also help voucher holders find housing. If you are having trouble, ask MCHA for referrals to local nonprofits that information with housing search.