Recognising Housing Fraud in Eindhoven — Signals You Should Not Ignore

Housing fraud in Eindhoven — a hidden problem behind the front door

Eindhoven’s housing market is under intense pressure. The Brainport region’s economic growth attracts thousands of new residents annually, while housing supply lags behind. In this competitive market, housing fraud flourishes: illegal subletting, registration fraud, phantom occupancy, and abuse of social housing allocations. Whether you are a private landlord in Gestel, a housing corporation with properties in Woensel-Noord, or a neighbour in Stratum who suspects the house next door is not being used as intended — housing fraud affects everyone.

The consequences extend beyond the individual case. Every illegally sublet property or fraudulent registration means one fewer home available for legitimate tenants. For landlords, the financial risk includes unpaid rent, property damage, liability for illegal activities, and the legal costs of eviction proceedings at the District Court of Oost-Brabant.

Warning signs of housing fraud

Housing fraud is often difficult to detect because it takes place behind closed doors. However, certain patterns should raise your attention:

• The registered tenant is rarely or never seen at the property
• Different people are observed entering and leaving the property at unusual hours
• An unusually high number of people appear to be living at the address
• Post accumulates or is collected by different individuals
• Neighbours report noise complaints, unfamiliar visitors, or suspicious activity
• Utility consumption patterns are abnormal — either extremely high or suspiciously low
• The property appears to be furnished as short-term rental accommodation

How SAJ Recherche investigates housing fraud

A housing fraud investigation by SAJ Recherche combines multiple methods to establish the facts:

• Administrative research: verification of municipal registration (BRP) data, rental agreements, and utility account holders
• Surveillance: observation of the property to document who actually lives there and when
• Neighbour interviews: discreet conversations with adjacent residents to gather information about occupancy patterns
• OSINT investigation: checking short-term rental platforms (Airbnb, Booking.com), social media, and online advertisements
• Documentation: compiling a comprehensive report with timestamped observations, photographs, and evidence

All activities are conducted within the framework of the Wpbr and the GDPR (AVG). SAJ Recherche holds a POB licence. The final report can be used directly in legal proceedings — for example, to support a claim for lease termination under Article 7:231 of the Dutch Civil Code, or to file a report with the municipality.

Practical example from Eindhoven

A private landlord in Eindhoven-Centrum discovered through a neighbour’s tip that his rental property was being used as an Airbnb. The tenant denied it. SAJ Recherche conducted OSINT research that uncovered the property listed on two short-term rental platforms, complete with photos matching the interior. Surveillance confirmed a pattern of different guests arriving with luggage every few days. The report enabled the landlord’s solicitor to terminate the lease agreement. The District Court of Oost-Brabant granted the eviction based on the documented breach of contract.

Protect your property and your rights

Housing fraud erodes your financial interests and can expose you to legal liability. The sooner you investigate, the sooner you can act. Professional investigation provides the evidence needed for effective legal action.

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