Address Fraud in Rotterdam — The Hidden Problem Behind the Front Door

Address fraud in Rotterdam — a growing problem for landlords and housing corporations

Rotterdam has one of the most dynamic housing markets in the Netherlands. With major urban renewal projects in neighbourhoods like Feijenoord, Charlois, and Rotterdam-Zuid, combined with growing demand from students and young professionals, the pressure on housing stock is immense. This pressure creates opportunities for fraud: tenants who register at an address where they do not actually live, people who use a registered address to claim benefits or access social services, or landlords who unknowingly house individuals involved in criminal activities.

Address fraud undermines the municipal registration system (BRP), distorts housing allocation, and can expose property owners to serious legal and financial risks. For housing corporations like Woonstad Rotterdam and Havensteder, as well as private landlords, detecting address fraud early is essential to protect both the property and the integrity of the housing system.

Common forms of address fraud

Address fraud takes many forms, not all of which are immediately visible:

• A tenant registers at the property but actually lives elsewhere, using the address for benefit claims or official correspondence
• Multiple persons are registered at an address that should house only one tenant or family
• The property is being used commercially while registered as residential
• Someone who is not the tenant is living at the address without the landlord’s knowledge
• A registration is maintained at a vacant property to prevent it from being reallocated

How SAJ Recherche investigates address fraud

An address fraud investigation combines multiple methods to establish who actually resides at a property:

• Surveillance: observation of the property to document who enters, leaves, and stays overnight
• Administrative research: verification of municipal registration data, utility accounts, and postal delivery patterns
• Neighbour interviews: discreet conversations with residents of adjacent properties
• OSINT investigation: checking the address against online listings, delivery databases, and social media location data
• BRP verification: comparing registered occupants with observed actual residents

All activities are conducted within the Wpbr framework and in compliance with the GDPR. SAJ Recherche holds a POB licence. The investigation report can be used to support eviction proceedings, benefit fraud reports to the municipality, or conversations with the tenant.

Practical example from Rotterdam

A housing corporation in Rotterdam-Zuid noticed that a social housing unit in Charlois appeared to be occupied by someone other than the registered tenant. Neighbours reported unfamiliar faces, and utility consumption patterns were inconsistent with single-person occupancy. SAJ Recherche conducted surveillance and administrative research, establishing that the registered tenant had moved to another city while subletting the property to three unregistered individuals. The report enabled the corporation to terminate the tenancy agreement and report the benefit fraud to the municipality.

Protect your property and the housing system

Address fraud is not a victimless offence. It deprives legitimate tenants of housing, enables benefit fraud, and exposes landlords to liability. Early detection through professional investigation limits the damage and supports effective enforcement.

Do you suspect address fraud at one of your properties? Get in touch with SAJ Recherche for a confidential consultation.