PROPERTY INVESTIGATIONS — HOUSING FRAUD
Is your property being used differently from what was agreed?
You own or manage a home and receive indications that it is being used differently from what was agreed. That can cause concern, financial risk and frustration, especially when you cannot establish who actually lives there or what is happening.
Dutch Detective Agency carefully investigates the factual situation. Using focused research, surveillance and lawfully available information, we document relevant facts concerning the occupancy and use of the property.
You receive a clear report that can help you and your legal adviser determine the appropriate next steps.
Licensed private investigation agency · POB 1758 · Investigations throughout the Netherlands
Housing fraud means occupying or using a residential property in a way that may breach the tenancy agreement or applicable rules, for example through unauthorised subletting, non-occupancy by the tenant or other unauthorised use.
Housing fraud: indicators and forms
Unexplained visitors, frequently changing occupants, the prolonged absence of the tenant or online rental advertisements may indicate that a property is being used in breach of the tenancy agreement. A single indicator is rarely enough to support a conclusion, so we focus on what can factually be established. Housing fraud may include:
- subletting or room rental without permission;
- occupancy by people other than the contracted tenant;
- non-occupancy or prolonged vacancy while the property remains let;
- unauthorised holiday or short-term rental;
- overcrowding or unauthorised subdivision;
- other use contrary to the tenancy agreement, such as commercial use.
Who we work for and what we investigate
Dutch Detective Agency conducts housing fraud investigations for private and professional landlords, property managers, housing associations and lawyers acting for a client, provided there is a legitimate interest and sufficient specific grounds. Depending on the question, the investigation may include:
- assessment of the supplied information and available sources;
- research into public property, address and rental information;
- surveillance from public or lawfully accessible locations;
- documentation of arrivals, departures and recurring presence;
- examination of patterns in the factual use of the property;
- a chronological record of relevant observations, with visual material where possible.
How does a housing fraud investigation work?
1. You explain your concerns
Send us the address, your relationship to the property and a brief description of the indicators. Do not submit tenancy agreements, identity documents or other sensitive files through the standard contact form.
2. We assess the grounds and propose an approach
We consider whether there is sufficient reason to proceed and which information is still needed. You then receive a proposal setting out the recommended methods, expected deployment, timeframe and costs.
3. The investigation is conducted
Depending on the circumstances, we combine source research with focused periods of surveillance. Relevant events are recorded factually and chronologically.
4. You receive the report
You receive a structured investigation report containing the findings, sources, observations and, where possible, supporting visual material.
Focused surveillance and a clear report
One brief visit to a property is rarely sufficient to establish a pattern. We therefore consider known routines, information from neighbours or property managers, previous observations and any online advertisements or booking patterns when planning surveillance.
You receive a structured report containing the investigation question, sources consulted, observed activities, dates and times, and a clear distinction between facts and interpretation. Any limitations affecting the investigation are noted.
What the investigation does not do
Dutch Detective Agency does not have direct access to the Dutch Personal Records Database and therefore does not determine official registration status. Our investigation focuses on lawfully available information and the factual use of the property. We do not decide whether a tenancy can be terminated and do not carry out evictions; the report can be provided to your lawyer, and a court ultimately decides a disputed termination.
A housing fraud investigation differs from tenant screening: screening takes place before a tenancy agreement is entered into, while a housing fraud investigation takes place during an existing tenancy. Because investigating the use of a property may involve personal data, we always assess beforehand whether there is a legitimate interest, sufficiently specific grounds and a proportionate method.
Do you suspect that your property is being used unlawfully?
We do not enter a property without valid permission or another lawful authority, and we do not impersonate the police, a municipality or another public body. Where there are indications of a cannabis farm, drug laboratory or another potentially dangerous situation, it may be necessary to contact the police.
Send us the address, your relationship to the property and a brief description of the indicators. You first receive clear, no-obligation information about feasibility, approach and costs. Available by telephone and digital channels 24 hours a day, seven days a week. Sensitive documents can be provided through an appropriate secure channel after the initial assessment.
Frequently asked questions about housing fraud investigations
- What is considered housing fraud?
- Housing fraud is a general term for situations in which a property may be occupied or used in breach of contractual conditions. Examples include unauthorised subletting, room rental, non-occupancy by the tenant, short-term rental or other unauthorised use.
- Is one report from a neighbour sufficient to start an investigation?
- A report may be an important indicator, but it does not automatically constitute evidence. We assess the source, specificity and verifiability of the information before determining whether further investigation is justified.
- Can a tenant lawfully be placed under surveillance?
- Surveillance can only be considered when there is a specific reason and the approach is proportionate to the aim. We assess whether surveillance is appropriate and permitted for every assignment.
- Can the report be used to terminate the tenancy?
- The report can be submitted to a lawyer or legal adviser. Whether the findings justify termination depends on the tenancy agreement and the legal assessment. A court ultimately decides a disputed termination or eviction.
- How long does a housing fraud investigation take, and what does it cost?
- This depends on the investigation question, the required source research and the number of surveillance periods. Following the initial assessment, you receive a proposal with an expected timeframe and cost.