What Montgomery County Housing Authority Does

Montgomery County Housing Authority (MCHA) is a public agency that runs housing programs for low-income residents in Montgomery County, Pennsylvania. It does not build or own most of the housing itself — instead, it administers vouchers and rental information that let people rent from private landlords. The Authority also manages some public housing units and coordinates with other county programs.

MCHA is separate from the federal Department of Housing and Urban Development (HUD), though it receives federal funding and follows federal rules. When you contact MCHA, you are dealing with a county-level office that knows local landlords, local market rents, and which programs are currently open in your area.

Key Takeaways

  • MCHA administers the Section 8 Housing Choice Voucher program, which pays a portion of your rent to a private landlord you choose.
  • The Section 8 waiting list is typically closed to new applicants, and when it opens, it fills quickly — you must explore in person or by mail during the open period.
  • MCHA also runs public housing units and can refer you to emergency rental information if you are behind on rent.
  • Income limits vary by program and family size, and MCHA verifies income through tax returns, pay stubs, and other documents before approval.
  • You can contact MCHA directly to ask whether a specific program is currently accepting new applicants.

Section 8 Housing Choice Vouchers Through MCHA

The Section 8 Housing Choice Voucher is MCHA's largest program. It works by giving you a voucher that covers a portion of your rent — typically 30 percent of your adjusted income — and the landlord receives the rest directly from MCHA. You choose where to live, as long as the unit meets housing quality standards and the rent is within the program's payment limit for your area.

The waiting list for Section 8 is almost always closed. When MCHA opens it, the list fills within days or hours. You must explore in person at the MCHA office during the open process period, or by mail if the Authority accepts mail applications during that window. There is no online process for the waiting list itself. Once you are on the list, wait times can range from several months to several years, depending on how many people are ahead of you and how many vouchers become available.

To be considered, your household income must fall below 50 percent of the area median income for Montgomery County. The exact limit depends on your family size. MCHA will ask for recent tax returns, pay stubs, and proof of any other income. If you are unemployed, you may still be considered, but you will need to document that you are looking for work.

Public Housing Units Managed by MCHA

MCHA owns and manages a smaller number of public housing units — apartments where MCHA is the landlord. These units are rented to low-income households at a rent based on 30 percent of adjusted income. The waiting list for public housing is also typically closed, and the process to open it follows a similar pattern to Section 8.

Public housing units are scattered throughout Montgomery County. MCHA maintains them and handles repairs and maintenance. If you live in public housing, you sign a lease with MCHA directly, and rent is calculated based on your income at the time of move-in and recertified annually.

How to Contact MCHA and Check Program Status

The main MCHA office is located in Norriton Township. You can call or visit in person to ask whether the Section 8 waiting list or public housing waiting list is currently open. Staff can also tell you the current wait time and what documents you will need to bring if you explore.

MCHA's phone line and office hours are the fastest way to learn whether a program is accepting applications right now. Waiting lists open and close based on funding and the number of available vouchers, so the status changes. Do not rely on information from a website that may be outdated — call MCHA directly.

If you are behind on rent and do not yet have a voucher, ask MCHA staff whether they can refer you to emergency rental information programs. Some counties coordinate these referrals through the housing authority.

Income Limits and Recertification

MCHA uses income limits set by HUD, which vary by family size and are updated annually. For a single person, the limit is typically around 50 percent of the area median income; for a family of four, it is higher. MCHA will provide the exact limits for your household size when you call or visit.

If you are approved for Section 8 or public housing, MCHA will recertify your income every year. You must report changes in income, household members, or employment. If your income rises above the program limit, you may lose the voucher or your rent may increase. If your income drops, your rent may decrease.

Required Documents for MCHA Programs

When you explore for Section 8 or public housing, bring or submit the following:

  • Photo identification for the head of household and all adult household members
  • Proof of Social Security numbers for all household members
  • Recent pay stubs or a letter from your employer showing current income
  • Last year's tax return or a statement from the IRS if you are self-employed
  • Proof of any other income (unemployment, disability, child support, etc.)
  • Proof of residency in Montgomery County (utility bill, lease, or mail from a government agency)
  • Birth certificates or custody documents for any children in the household

MCHA may ask for additional documents depending on your situation. If you are unemployed, bring documentation that you are actively looking for work. If you receive benefits, bring a letter from the benefits agency.

What Happens After You Are Approved

If you are approved for a Section 8 voucher, MCHA will give you a voucher packet that explains how to use it. You then have a set amount of time — usually 60 to 120 days — to find a landlord who will accept the voucher and a unit that meets program standards. MCHA staff can provide a list of landlords who have worked with the program before, but you are not required to use them.

Once you find a unit, the landlord must sign a lease with you and agree to the MCHA contract. MCHA will inspect the unit to make sure it meets housing quality standards. If it passes, the voucher becomes active and MCHA begins paying the landlord's portion of the rent. You pay your share directly to the landlord.

If you are approved for public housing, MCHA will contact you when a unit becomes available. You will sign a lease and move in. Your rent is set at 30 percent of your adjusted income.

Frequently Asked Questions

How do I know if the Section 8 waiting list is open right now?

Call MCHA directly or visit the office in person. The waiting list status changes based on funding and voucher availability, so the only reliable way to know is to contact the Authority. When the list opens, it typically fills within hours, so you must be ready to explore when ready.

What if I have an eviction on my record?

MCHA considers your full history, not just one eviction. A past eviction does not automatically disqualify you, but MCHA will review the circumstances. If you can show that the situation has changed — for example, you now have stable income — you may still be considered. Ask MCHA staff what they need to see.

Can I use my Section 8 voucher outside Montgomery County?

Section 8 vouchers can sometimes be used in other counties, but you must request a portability transfer from MCHA and the receiving county must have available funding. Not all counties accept portable vouchers. Contact MCHA before you move to find out whether your voucher can follow you.

What if my income increases after I get a voucher?

MCHA recertifies your income every year. If your income rises above the program limit, you may lose the voucher. If it rises but stays within limits, your rent share will increase because it is based on 30 percent of your income. Report income changes to MCHA as soon as they happen.

Does MCHA help with utility bills or other housing costs?

MCHA's main programs cover rent only. For help with utilities, heating, or other costs, ask MCHA staff to refer you to county or nonprofit programs that may cover those expenses. Some emergency information programs do include utilities.