Subletting and Fictitious Occupancy — who actually lives there?
Illegal subletting and fictitious occupancy cost you more than just rental income — they undermine trust in your property management. We determine who is actually residing in the property and deliver the evidence to take action.
Real Estate
Subletting and Fictitious Occupancy Investigation
Illegal subletting and fictitious occupancy are persistent problems in the Dutch housing market. Tenants who sublet their property through Airbnb or Booking, individuals registered at an address without actually living there, or properties structurally occupied by someone other than the contract tenant — it undermines your property management, costs you income, and can lead to legal liability. The difficulty is that these situations are hard to prove from the outside. SAJ Recherche has the resources and experience to determine who is actually residing in the property and delivers the evidence you need to take action.
What we investigate
What do we investigate?
Illegal subletting: The contract tenant sublets the property in whole or in part to third parties, often through online platforms such as Airbnb, Booking, or Kamernet. Fictitious occupancy: The tenant is registered at the address but actually lives elsewhere. The property is maintained for registration purposes but is not actually occupied by the contract tenant. Platform research: We search rental platforms and listing sites for advertisements matching the property. Occupancy patterns: Through surveillance we determine who actually occupies the property, how frequently, and whether this corresponds with the contract tenant. Rotating occupants: We identify situations where the property is used as a revolving address with continuously changing occupants.
When is this needed?
An investigation is relevant when neighbors report changing occupants, when the tenant is difficult to reach, when there are suspicions that the property is being listed on a platform, or when there are discrepancies between the registered address and actual occupancy. Investigations can also provide clarity for apartment complexes where livability is under pressure due to high turnover.
How does the investigation work?
You share the signals. We assess feasibility.
We search rental platforms and digital sources for indications.
Our investigators determine who is actually residing in the property, with timestamps and visual evidence.
You receive a report with evidence and timeline, prepared for lease termination proceedings before the subdistrict court.
Want to discuss your situation?
Contact us for a free, confidential consultation.
⚖️ Legal framework
SAJ Recherche operates in compliance with the Dutch Private Security and Investigation Agencies Act (Wpbr) and the General Data Protection Regulation (GDPR/AVG). All investigations are conducted under POB licence 8779, issued by the Ministry of Justice and Security.
Legal recognition and licences
Frequently asked questions
Can I search Airbnb myself as a landlord?
Is subletting always prohibited?
How long does the investigation take?
Can the report lead to lease termination?
What does it cost?
Read more about subletting and fictitious occupancy investigation
Ready for the next step?
Schedule a free intake meeting and discover how we can help.