Vacancy Investigation in Eindhoven — Is Your Property Really Empty?

The cost of vacancy fraud in Eindhoven’s booming property market

Eindhoven’s Brainport region is experiencing unprecedented growth. With ASML, Philips, and hundreds of tech companies driving demand, every square metre of residential and commercial property is valuable. Properties that appear vacant may actually be in use — illegally sublet, used for storage, occupied by squatters, or serving as a front for criminal activities. Conversely, properties reported as occupied may actually stand empty, enabling the registered tenant to claim benefits or avoid lease termination.

A vacancy investigation establishes the actual status of a property, providing landlords, housing corporations, and property managers with the facts they need to take appropriate action.

Why vacancy matters

Vacancy fraud has consequences that extend beyond the individual property:

• Housing stock is effectively removed from the market during a housing shortage
• Municipalities lose oversight of actual occupancy in their jurisdiction
• Vacant properties attract vandalism, squatting, and criminal use
• Property owners may face municipal fines under vacancy regulations
• Insurance coverage may be affected if the actual use differs from what is declared

In Eindhoven, where housing corporations like Woonbedrijf and Sint Trudo manage thousands of units, vacancy fraud can represent significant financial and social cost.

How SAJ Recherche conducts vacancy investigations

The investigation combines multiple methods to determine the true status of a property:

• Physical surveillance: observation of the property at different times to assess signs of occupancy or vacancy
• Utility analysis: reviewing energy and water consumption patterns — unusually low or high usage indicates the property is not being used as declared
• Administrative verification: checking municipal registration, postal delivery records, and lease status
• Neighbour interviews: discreet conversations with adjacent residents about occupancy patterns
• OSINT research: searching for the property on rental platforms, social media, or commercial listings

All work is conducted under the Wpbr and in compliance with the GDPR. SAJ Recherche holds a POB licence.

Practical example from Eindhoven

A property management company in Eindhoven suspected that several units in a complex in Woensel-Noord were not being used by the registered tenants. Municipal records showed active registrations, but neighbours reported that some apartments appeared empty for months. SAJ Recherche conducted surveillance and utility analysis on five suspect units. Three were confirmed vacant — the tenants had moved elsewhere while maintaining registrations. Two others were being used as storage by a local business without the landlord’s consent. The report enabled the property manager to initiate lease termination proceedings for all five units.

Know what is happening in your properties

Whether you manage five units or five hundred, knowing the actual occupancy status of your portfolio is essential. A professional vacancy investigation provides the documented evidence needed for effective property management and legal action.

Do you suspect your property is not being used as intended? Get in touch with SAJ Recherche for a confidential consultation.