Housing & subletting fraud investigation: the actual living situation, documented
Santos Recherchebureau investigates suspected housing fraud (illegal subletting, address fraud, ghost occupancy or unauthorised room-by-room rental) by documenting the actual living situation over time: who comes and goes, who receives mail, who is actually present. The resulting report is suitable for use with a rental tribunal or in termination proceedings.
The registered tenant is on paper, but neighbours keep seeing different faces. Mail arrives addressed to strangers. For a housing corporation or landlord, a suspicion isn't enough. You need a consistent, objective picture before taking legal steps.
Common signs
- Multiple unknown people structurally coming and going
- The registered tenant is rarely or never present
- Mail and packages addressed to other people
- Nuisance reports or suspected room-by-room subletting
How we work
We build a consistent, legally sound case file through:
- Structured static and dynamic surveillance over an extended period, using our own camera vehicles where needed
- Establishing occupancy patterns: who comes/goes, who receives mail, who is present
- Research using public and municipal sources
- An objective report suitable as evidence for a rental tribunal or court
Our housing fraud investigators
Business investigatorsSpecialised in occupancy investigations for landlords and housing corporations.
All investigations are carried out by licensed investigators (POB 7635), within the framework of the Dutch Private Security Organisations and Investigation Bureaus Act (Wpbr) and the GDPR. Read more on our page Is hiring a private investigator legal?
Cost indication
| Investigation type | Indication |
|---|---|
| Intake & case-building advice | free of charge |
| Subletting/housing fraud investigation | custom quote, usually several weeks |
See our full cost breakdown for more detail.
Frequently asked questions
What exactly is housing fraud?
Housing fraud includes illegal subletting, address fraud, ghost occupancy and unauthorised room-by-room rental: in short, any situation where actual occupancy doesn't match the rental or registration agreement.
How is subletting proven?
By consistently documenting who actually resides in the property over an extended period, combined with supporting sources such as mail delivery and reports from neighbours.
Can this lead to termination of the tenancy?
An objectively substantiated case file can be used by the landlord or housing corporation in proceedings to terminate the tenancy; the final decision rests with the court.
Do you work with housing corporations?
Yes, we support private landlords and homeowners' associations as well as housing corporations with this type of investigation.
What clients say about us
“Wij zijn opgelicht voor ruim 1000 euro. De vermoedelijke dader gaf een woonadres, dus wij wilden daar meer over weten. Binnen een dag vond Santos de eigenaar van de huurwoning, voor iets meer dan 100 euro. Ik ben ervan overtuigd dat dit bureau het onderzoek goed had kunnen afronden.”
“Zeer snel en discreet de vraag beantwoord. Ga zo door!”
“Fijne samenwerking gehad met Santos. Snel schakelen, duidelijke terugkoppeling en een zorgvuldige aanpak. Zeker aan te bevelen.”
Want to know what we can do for you?
Get in touch, free and without obligation. We respond within 24 hours and think along with you, discreetly.
4.9/5 · 16 reviews on Google · Licensed investigation bureau · POB 7635
