What the Montgomery County Housing Authority does

The Montgomery County Housing Authority (MCHA) is a public agency that manages affordable rental housing and rental information programs across Montgomery County, Pennsylvania. It does not build or own most of the housing itself — instead, it administers federal funding that helps low-income households pay rent, and it oversees properties where it does hold the deed. The agency answers to a board of commissioners and operates under state and federal housing law.

MCHA runs two main programs: public housing (apartments the authority owns or controls) and the Housing Choice Voucher program, commonly called Section 8. Both serve households whose income falls below a set threshold. The authority also manages waiting lists, conducts income verification, and handles lease enforcement for the properties under its control.

Key Takeaways

  • MCHA administers public housing and Section 8 vouchers, but waiting lists for both are typically closed or have long delays.
  • To reach MCHA directly, contact their main office by phone or visit in person — their website lists current hours and the address.
  • Income limits and rent calculations depend on household size and are updated annually by the federal government.
  • If you are already in MCHA housing, your lease, rent amount, and lease violations are handled through your property manager or the authority's office.

How to contact Montgomery County Housing Authority

MCHA's main office is located in Norriton Township. The phone number and current office hours are listed on the authority's official website. Call during business hours to ask about program status, waiting list information, or to report a maintenance issue if you are a current resident.

If you need to visit in person, bring a photo ID and any documents related to your question — for example, a lease, a notice from the authority, or proof of income. Walk-in hours may be limited, so calling ahead is wise. Some routine questions can also be answered by email if you find a contact form on their website.

Public housing through MCHA

Public housing consists of apartments owned or controlled by MCHA where rent is set at 30 percent of your household's adjusted gross income. You must meet income limits, which vary by household size and are set by the federal government each year. For a single person, the limit is typically around $35,000 to $40,000 annually, but this changes yearly and depends on area median income.

The waiting list for public housing is usually closed or has a wait of several years. When it does open, MCHA accepts applications for a limited time. Once you are on the list, the authority contacts you when a unit becomes available that matches your household size. If you are offered a unit and refuse it, you may lose your place on the list or be moved to the bottom.

Section 8 Housing Choice Vouchers

A Section 8 voucher allows you to rent from a private landlord and pay 30 percent of your income toward rent; the voucher covers the rest (up to a limit set by the program). You choose the apartment, and the landlord must agree to accept the voucher. MCHA inspects the unit to may support it meets housing quality standards before the voucher can be used.

The Section 8 waiting list is also typically closed. When it opens, applications are accepted for a short window, and the authority may use a lottery system or prioritize households with specific needs. Wait times can exceed five years in Montgomery County. Once you receive a voucher, you have a limited time to find an apartment; if you do not, the voucher may be returned to the program.

Income limits and rent calculations

MCHA uses area median income (AMI) to set income limits and calculate rent. The federal government publishes AMI figures each year for the Philadelphia-Wilmington-Atlantic City area, which includes Montgomery County. Most MCHA programs serve households at or below 50 percent of AMI, though some programs serve up to 80 percent AMI.

Rent is calculated as 30 percent of your adjusted gross income, which is your total household income minus certain deductions (such as childcare costs, medical expenses for elderly or disabled household members, and disability information). MCHA recertifies your income annually and adjusts your rent if your income changes. If you receive a raise or lose a job, report it to MCHA within 30 days.

If you are a current MCHA resident

Your lease is between you and MCHA (for public housing) or between you and your private landlord (for Section 8). Rent is due on the date stated in your lease, usually the first of the month. If you fall behind, MCHA or your landlord may begin eviction proceedings. Contact your property manager or the authority's office when ready if you cannot pay — some programs offer emergency information or payment plans.

Maintenance requests should be reported to your property manager or the on-site office. MCHA has a responsibility to maintain the unit in habitable condition, including heat, water, and structural safety. If a repair is not made within a reasonable time, document the issue in writing and send it to the property manager and MCHA's main office. Do not withhold rent without legal information, as this can result in eviction.

What happens if you are evicted from MCHA housing

An eviction removes you from the property and may affect your ability to rent elsewhere. If MCHA files for eviction, you will receive a notice and have the right to appear in court. Bring any evidence that supports your case — for example, proof that you paid rent, proof of a maintenance issue that made the unit uninhabitable, or documentation of a hardship.

If you are evicted, you lose your place on any waiting list and may be barred from reapplying for a set period. Some evictions are for non-payment of rent; others are for lease violations such as criminal activity or damage to the unit. If you believe the eviction is wrongful, contact a legal aid organization in Montgomery County — many offer free or low-cost representation to low-income tenants.

Frequently Asked Questions

How long is the waiting list for MCHA housing?

Wait times vary by program and change frequently. Public housing and Section 8 waiting lists are usually closed or have waits of several years. Call MCHA directly to ask whether the list is currently open and what the estimated wait is if you are accepted.

Can I explore for both public housing and Section 8 at the same time?

Yes. You can be on both waiting lists simultaneously. If you are offered housing through one program, you can accept it and remain on the other list, or you can decline and stay on both. Declining an offer may affect your position on that particular list.

What if I move or my income changes while I am on the waiting list?

Notify MCHA of any address change so they can contact you when housing becomes available. If your income increases above the limit, you may be removed from the list. If your income decreases, it does not affect your position. Report changes within 30 days to avoid losing your place.

Do I have to pay a deposit to move into MCHA housing?

Public housing typically does not require a security deposit. Section 8 vouchers are used at private apartments, where the landlord may require a deposit — this is between you and the landlord, not MCHA. Some programs offer deposit information; ask MCHA whether this is available.

What should I do if my landlord is not making repairs?

Contact your property manager or MCHA's main office in writing. Describe the repair needed, when you first reported it, and how it affects your ability to live safely in the unit. Keep copies of all written requests. If MCHA does not respond within a reasonable time, contact a local legal aid organization.