Subletting and Phantom Occupancy in Tilburg — Who Really Lives in Your Property?

Illegal subletting in Tilburg — a growing concern for property owners

Tilburg’s housing market faces the same pressures as most major Dutch cities: rising demand, limited supply, and increasing rents. These conditions create strong financial incentives for tenants to sublet — either entirely, leaving the property to someone else while collecting rent above what they pay, or partially, taking in paying lodgers without the landlord’s permission. Phantom occupancy adds another dimension: someone is registered at the address but does not actually live there, maintaining the registration for benefit purposes while the property sits empty or is used by others.

For landlords and housing corporations in Tilburg, unauthorised subletting and phantom occupancy represent both a contractual breach and a financial risk. Under Article 7:244 of the Dutch Civil Code, subletting without consent is grounds for lease termination. But proving it requires documented evidence that goes beyond a suspicion.

Warning signs of subletting and phantom occupancy

Several indicators should alert property owners to potential unauthorised use:

• The registered tenant is rarely seen at the property
• Unfamiliar people are regularly observed entering or leaving
• Multiple names appear on the letterbox or intercom
• Neighbours report frequent changeover of occupants
• The property appears on short-term rental platforms
• Utility bills are paid by someone other than the tenant
• The tenant is evasive about visits or inspections

How SAJ Recherche investigates

A subletting investigation provides the factual evidence needed for legal action:

• Surveillance: systematic observation to document who actually enters, stays, and lives at the property
• OSINT research: checking rental platforms (Airbnb, Kamernet, Facebook Marketplace) for listings matching the property
• Administrative research: verifying municipal registrations, utility account holders, and postal delivery records
• Neighbour interviews: discreet conversations with adjacent residents about observed occupancy patterns
• Photographic documentation: visual evidence with timestamps to support legal proceedings

All activities are conducted within the Wpbr framework and in compliance with the GDPR. SAJ Recherche holds a POB licence. The report is structured for use in lease termination proceedings at the District Court of Zeeland-West-Brabant in Breda.

Practical example from Tilburg

A housing corporation discovered through a routine maintenance visit that a social housing unit in Tilburg-Noord appeared to be occupied by a family that did not match the registered tenant’s profile. The tenant claimed a family member was staying temporarily. SAJ Recherche conducted a two-week investigation combining surveillance, administrative verification, and OSINT research. The investigation revealed that the registered tenant had moved to Belgium six months earlier and was subletting the property at a significant markup. The corporation used the report to terminate the lease and file a report with the municipality regarding benefit fraud.

Your property, your responsibility

Unauthorised subletting does not just breach the lease — it can expose you to liability for what happens inside the property. Professional investigation establishes the facts you need to protect your interests.

Do you suspect unauthorised subletting at your property? Get in touch with SAJ Recherche for a confidential consultation.