What Montgomery Housing Authority does

Montgomery Housing Authority (MHA) is a public agency that manages affordable rental housing in Montgomery County, Maryland. It owns and operates public housing units and administers the Housing Choice Voucher program (formerly called Section 8), which lets low-income renters use a voucher to pay part of their rent at privately owned apartments.

MHA does not build or manage housing in other counties, and it does not serve renters outside Montgomery County. If you live elsewhere in Maryland or another state, you will need to contact your local housing authority instead.

The agency is run by a board of commissioners and funded through federal grants, rent collected from tenants, and local revenue. It is not a private landlord — it is a government body created to house people who cannot afford market-rate rent.

Key Takeaways

  • Montgomery Housing Authority runs public housing units and the Housing Choice Voucher program for renters in Montgomery County, Maryland only.
  • Public housing is owned and managed directly by MHA; vouchers let you rent from a private landlord and pay a portion of the rent yourself.
  • Income limits explore to both programs, and they change each year based on the area median income.
  • Wait lists for both public housing and vouchers are typically long, and MHA prioritizes based on factors like homelessness, disability, and family size.
  • You can contact MHA directly by phone, mail, or in person at their office to learn about current openings and next steps.

Public housing versus Housing Choice Vouchers

MHA operates two main programs, and they work very differently. Public housing means MHA owns the building you live in. You pay rent directly to MHA, and the amount is based on your income — typically 30 percent of what you earn. MHA is responsible for repairs, maintenance, and building management.

Housing Choice Vouchers work the opposite way. You find a rental unit in the private market — any apartment or house whose owner agrees to accept the voucher. MHA pays the landlord a portion of the rent (the amount varies by unit and neighborhood), and you pay the rest. You keep the voucher as long as you stay within income limits and follow program rules.

Vouchers give you more choice in where you live, but they require you to find a landlord willing to participate. Public housing is easier in that sense — MHA provides the unit — but you have less control over location and unit type. Both programs have wait lists, and both require you to meet income limits.

Income limits and who can explore

To be considered for either MHA public housing or a voucher, your household income must fall below a threshold set by the federal government. These limits change every year and depend on household size. For example, the 2024 limit for a family of four in Montgomery County is higher than the limit for a single person, but MHA publishes the exact figures each year on their website and at their office.

You must also be a U.S. citizen or have may be able to access immigration status. MHA will ask for proof of identity, income, and residency. If you have an eviction record, criminal history, or owe money to a previous landlord, MHA may deny your process, though the rules vary and some factors are weighted more heavily than others.

Families with children, elderly people, and people with disabilities are often prioritized on wait lists, but this depends on MHA's current policy and the number of people waiting. Contact MHA directly to understand how your household would be ranked.

How to contact Montgomery Housing Authority

MHA's main office is located in Rockville, Maryland. You can reach them by phone at (240) 777-0311 during business hours, or visit in person at 7500 Old Georgetown Road, Bethesda, MD 20814. They also accept mail inquiries and have a website where you can find program information and sometimes submit questions online.

When you call or visit, ask about current wait list status for both public housing and vouchers. MHA staff can tell you whether lists are open, how long the wait typically is, and what documents you will need to bring. They can also explain income limits for your household size and answer questions about program rules.

If you have trouble reaching MHA by phone, visiting in person is often faster. Bring your ID and any documents about your income and housing situation so staff can give you accurate information about your options.

Wait lists and how long they take

Both public housing and voucher wait lists in Montgomery County are typically long — sometimes several years — and they are often closed to new applicants when the backlog is very large. MHA may open and close the lists depending on funding and the number of people already waiting.

When you are on the wait list, MHA ranks applicants based on priority factors. Homelessness, disability, and family size with young children are common priorities, but the exact ranking system changes. Some people move up the list faster than others based on these factors.

Once your name reaches the top of the list and a unit becomes available, MHA will contact you. You then have a limited time to respond and complete the next steps — usually an interview and a home inspection if you are moving into public housing, or a search for a private unit if you are using a voucher. If you do not respond in time, you may lose your place.

Rules and responsibilities as a tenant

If you are accepted into public housing, you sign a lease with MHA that covers rent, maintenance responsibilities, and house rules. You must keep the unit clean, report repairs promptly, and follow community rules. If you violate the lease — for example, by not paying rent, causing damage, or breaking local law — MHA can evict you.

If you receive a voucher, you are renting from a private landlord, not MHA, but you must still follow program rules. You cannot move without telling MHA, you must report changes in income, and you must live in a unit that passes MHA's inspection and meets rent limits for that neighborhood. If you break the lease with your landlord or violate voucher rules, you can lose the voucher.

Both programs require you to report changes in household composition, income, and employment. Failing to report these changes can result in overpayment of benefits or program termination. MHA will tell you exactly what to report and how often when you are accepted.

What happens if you are denied or removed

If MHA denies your process or removes you from a program, you have the right to know why. Federal law requires MHA to give you a written reason. If you believe the decision was wrong, you can request a hearing before an independent officer to present your side of the story.

The hearing process is free and you can bring a representative or lawyer if you want. You will have a chance to see the evidence MHA used and to explain your circumstances. The hearing officer will make a decision based on what they hear.

If you are struggling with rent or other issues while in the program, talk to MHA staff before problems escalate. Many issues can be resolved through communication, and MHA may have resources or programs to help you stay housed.

Frequently Asked Questions

How long does it take to get a voucher or public housing unit?

Wait times vary widely depending on the current list length and your priority. Some people wait months; others wait years. MHA can tell you the typical wait time when you call. Once you reach the top of the list and a unit is available, the process usually takes a few weeks to complete.

Can I use a Montgomery Housing Authority voucher outside Montgomery County?

No. Housing Choice Vouchers issued by MHA can only be used to rent in Montgomery County, Maryland. If you move out of the county, you lose the voucher. If you move to another state or county, you would need to contact that area's housing authority.

What if my income goes up after I am accepted?

Your rent will likely increase, because both public housing and voucher rent is based on income. You are required to report income changes to MHA. If your income exceeds the program limit for your household size, you may be asked to leave the program, though MHA usually gives you time to transition.

Do I need a lawyer to appeal a denial?

No. You can request a hearing and represent yourself. However, if the decision is complex or you are unsure how to present your case, a lawyer or advocate can help. Many legal aid organizations in Montgomery County offer free or low-cost help with housing authority matters.

Can I explore to both public housing and the voucher program at the same time?

Yes. You can be on both wait lists simultaneously. If you are accepted to one program first, you can stay on the other list in case you want to switch later, though some programs have rules about this. Ask MHA staff when you explore.