What Montana's Housing Voucher Program Looks Like

Montana administers its housing voucher program through the Montana Board of Housing, which oversees Public Housing Authorities (PHAs) in cities and counties across the state. The largest programs operate in Billings, Missoula, Great Falls, and Helena, but smaller PHAs serve rural areas too. Unlike a centralized national system, each PHA sets its own waiting list, payment standards, and local rules within federal guidelines — so the voucher you hold in Billings works differently than one in Missoula.

Montana's voucher holders pay 30 percent of their income toward rent, and the voucher covers the difference between that amount and the local payment standard — a cap set by each PHA based on fair market rents in that area. Payment standards in Montana range from roughly $600 to $1,100 per month for a one-bedroom, depending on the county. The state has no statewide waiting list; you explore directly to the PHA that serves your county or city.

Montana's program is smaller than many states because the state has a lower population density and fewer rental units overall. This means waiting lists can be shorter in some areas but also that finding a landlord willing to accept vouchers can be harder in rural counties. The program does not prioritize any group over another at the state level, though individual PHAs may have local preferences for people experiencing homelessness or those fleeing domestic violence.

Key Takeaways

  • You explore to the PHA that serves your county or city, not to a single state office, and each PHA maintains its own waiting list and rules.
  • Your monthly rent contribution is 30 percent of your income, and the voucher pays the rest up to the local payment standard, which varies by county.
  • Montana's payment standards range from about $600 to $1,100 per month for a one-bedroom, depending on where you live.
  • Waiting lists exist in most areas, and length varies widely — some rural PHAs have shorter waits, while urban areas may have years-long lists.
  • You must find a landlord willing to accept vouchers, and that landlord must agree to the PHA's lease terms and inspection standards.

Montana's Public Housing Authorities and Where to explore

Montana has nine PHAs: Billings, Missoula, Great Falls, Helena, Butte-Silver Bow, Bozeman, Kalispell, Miles City, and Havre. Each one covers a specific geographic area. If you live in a city with a PHA, you explore there. If you live in an unincorporated county or a small town without its own PHA, you explore to the county-level authority or to the nearest city PHA that serves your region.

The Billings PHA is the largest in the state and serves Yellowstone County. The Missoula PHA covers Missoula County. Great Falls serves Cascade County. Helena covers Lewis and Clark County. Smaller PHAs like Havre and Miles City serve their when ready areas and surrounding rural counties. You can find the correct PHA for your address by calling 211 Montana or by contacting your county housing office directly.

Each PHA publishes its own waiting list status online or by phone. Some are open to new applications; others have closed lists and will reopen at a future date. Waiting times range from a few months in rural areas to several years in Billings and Missoula. When you call a PHA, ask whether the list is open, how long the current wait is, and what documents you will need to bring to explore in person.

Income Limits and Rent Calculations in Montana

Montana uses federal income limits that are updated each year. For 2024, the income limit for a family of four in most Montana counties is around $65,000 annually, though this varies slightly by county and family size. Your income is counted as gross income before taxes, and it includes wages, Social Security, child support, and most other regular sources of money. Some income is excluded — for example, the first $480 per year of child support and certain disability benefits.

Once you are approved, your monthly rent contribution is calculated as 30 percent of your adjusted gross income. If your income is $1,500 per month, you pay $450 toward rent. The voucher then pays the difference between your $450 and the local payment standard — but only up to that standard. If the payment standard in your area is $900 for a one-bedroom and you find an apartment renting for $950, you pay $450 and the voucher pays $500, leaving you responsible for the extra $50.

Your income is recertified every year. If your income increases, your rent contribution increases. If it decreases, your contribution decreases. Some PHAs allow interim recertifications if your income drops significantly — for example, if you lose a job — so ask your PHA about that option when you sign up.

Finding a Landlord and Inspecting the Unit

Once you receive a voucher, you have a limited time — usually 60 to 120 days depending on your PHA — to find a rental unit and a landlord willing to accept the voucher. This is often the hardest part of the process. Some landlords refuse vouchers because they believe the paperwork is burdensome or because they have had bad experiences. Rural Montana has fewer rental units overall, so your choices may be limited if you live outside a city.

When you find a unit, the landlord must sign a lease that includes the PHA's required terms. The PHA then inspects the unit to make sure it meets Housing Quality Standards (HQS) — basic requirements for safety, sanitation, and habitability. The inspection covers things like working plumbing, adequate heat, no lead paint hazards, and no structural damage. If the unit fails inspection, the landlord must fix the problems before you can move in. Inspections typically happen within two weeks of the lease being signed.

You can negotiate the rent with the landlord, but it cannot exceed the payment standard for your area and bedroom size. If you find a unit below the payment standard, you can ask the landlord to keep the rent lower, or you can offer to pay the difference yourself — though this defeats the purpose of the voucher. Some landlords are more willing to accept vouchers if you offer to pay slightly above the payment standard out of pocket.

Waiting Lists and How Long They Take

Montana's waiting lists are managed by each PHA independently. Billings and Missoula have the longest waits — often three to five years or longer — because they are the largest cities and have high demand relative to available vouchers. Great Falls and Helena typically have waits of one to three years. Rural PHAs like Havre, Miles City, and Butte-Silver Bow often have shorter waits, sometimes under a year, but they also have fewer vouchers available overall.

When a PHA's waiting list is closed, it means they are not accepting new applications because they already have more people waiting than they have vouchers to issue. Closed lists reopen periodically — sometimes every few years, sometimes more frequently — depending on funding and turnover. You can ask a PHA when it expects to reopen and whether you can request to be notified when that happens.

Time on the waiting list does not may provide you will receive a voucher. PHAs prioritize based on their local preferences, which may include people experiencing homelessness, those fleeing domestic violence, or people with disabilities. Once your name reaches the top of the list, the PHA will contact you to verify your income and household composition. If you do not respond or if your income exceeds the limit at that time, you may be passed over.

Payment Standards by County and Bedroom Size

Montana's payment standards are set annually by each PHA based on fair market rent data. They vary significantly by county and bedroom size. A one-bedroom in Missoula County might be $950, while a one-bedroom in a rural county might be $650. A three-bedroom in Billings might be $1,200, while the same unit in a smaller county might be $850.

Payment standards are published by each PHA and are available on their websites or by phone. Before you explore, it is worth checking the payment standard for your area and bedroom size to understand how much the voucher will cover. This helps you know what rent range to look for when you start searching for an apartment. If you are moving to a different county, your payment standard changes with you — the voucher is not tied to a specific location, but the amount it covers depends on where you use it.

Portability: Using Your Voucher Outside Montana

If you receive a voucher from a Montana PHA and then move to another state, you can request portability — the ability to use your voucher in the new location. The receiving PHA in the new state must agree to accept your voucher, and they will calculate your rent contribution based on their local payment standards. This process takes time and requires coordination between the two PHAs, so plan ahead if you are considering a move.

Portability works in reverse too: if you move to Montana from another state with an active voucher, you can request that your voucher be transferred to a Montana PHA. The Montana PHA must have available vouchers and must agree to take your case. Not all PHAs accept portable vouchers, especially if their waiting lists are very long, so contact the PHA in your new area before you move to confirm they will accept you.

Frequently Asked Questions

How do I find out which PHA serves my address?

Call 211 Montana or contact your county housing office. They can tell you which PHA covers your area and provide contact information. You can also search online for "Montana Public Housing Authority" plus your city or county name.

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

Your PHA will extend your search time if you can show you have made a good-faith effort to find a unit. Some PHAs offer landlord incentive programs or can connect you with landlords who have previously accepted vouchers. If you still cannot find a unit before your time runs out, you may lose the voucher, though you can reapply when the waiting list reopens.

Can my rent contribution change if my income changes?

Yes. Your contribution is recalculated at your annual recertification. If your income increases, your rent goes up. If it decreases, your rent goes down. Some PHAs allow interim recertifications if you have a significant income loss, so ask your PHA about that option.

What if the apartment I want to rent is above the payment standard?

You can pay the difference out of your own pocket, but the voucher will only cover up to the payment standard. For example, if the standard is $900 and the rent is $1,000, you pay $450 (30 percent of income) plus $100 out of pocket, and the voucher covers $450. Many people choose not to do this because it defeats the purpose of the voucher.

How long does the inspection process take?

Inspections typically happen within two to four weeks of the lease being signed. If the unit fails, the landlord has a set time — usually 30 days — to make repairs. Once repairs are done, the PHA re-inspects. You cannot move in until the unit passes inspection.