Debtor Investigation in Rental Arrears (Case Study)

Ms Much, until recently a tenant of our client, resisted when her landlady actually dared to terminate the tenancy without notice after three months of non-payment. Those who resist often see themselves as morally justified. Thus, Ms Much considered it entirely appropriate – and, of course, extremely clever – not to disclose her new address to the landlady. According to her, the landlady could figure out how to send her claims herself.

What Ms Much did not anticipate: the landlady took matters into her own hands by hiring our detectives (+49 221 4558 0377) to observe the tenant during her move and follow her to the new address. The resulting detective costs would subsequently be added to the original claim, creating a significant additional burden for the defiant tenant.

Apartment intrusion for terrace use?

As the subject had no personal vehicle and usually relied on public transport, one of our two assigned business detectives purchased a day ticket to ensure seamless surveillance without interruption for any situational ticket purchase. Upon arrival at Ms Much’s previous residence, two women were observed carrying items out of the house and into an Opel Fiesta. Since our client had no photo of the subject, it could not yet be confirmed whether one of the women was Ms Much. However, the client would arrive thirty minutes later to conduct the handover, allowing our investigators to verify the identity.

Before the landlady arrived, our surveillance team noticed the two women repeatedly on a top-floor balcony. According to the client, this apartment was vacant, and the tenant, previously residing on the ground floor, should not have had access. The apartment was normally locked. Fortunately, the investigators documented the terrace visit photographically, potentially creating grounds for a criminal complaint for trespassing.

Tracking to a new address in Pulheim-Sinnersdorf

After the handover, our client confirmed that the blonde woman (the other being brunette) was the subject. About one and a half hours after the start of surveillance, the women left in the Ford Fiesta, and our detectives followed. The journey went from the old apartment in Pulheim to Chorweiler, where various small DIY items were purchased at a hardware store. The vehicle then proceeded to a multi-family residence in Pulheim-Sinnersdorf. The women, with a male assistant, unloaded the items into the building.

To determine whether the subject would remain at the address or visit another location, our surveillance team stayed until late evening. The male and the Fiesta driver left the property in the afternoon without the subject and did not return by the end of the operation.

Absurd pseudonym crowns the charade

Ms Much was seen several times at an open window on the second floor, allowing our detectives to identify the unit. This would be crucial for delivering claims, as upon checking the doorbells and mailboxes after dusk, the subject’s name was nowhere listed. While not unusual for a new tenant, our investigators also verified the unit name against online profiles. The unusual pseudonym revealed multiple social media profiles with her photos, indicating she used the alias both online and offline. The chosen name was presumably meant to be “cool”; clever it was not, as finding a common name like “Lisa Schmidt” or “Maria Müller” online is much harder than “Pussy Maxpower” (approximate adaptation of the real pseudonym).

With knowledge of the new address, the exact apartment unit, and the pseudonym, our client could finally serve her claims (the subject did not leave the property during surveillance). Whether any collectible assets existed in case of continued non-payment remained uncertain, given the Ford Fiesta used as the moving vehicle.

Note

To maintain discretion and protect the rights of clients and subjects, all names and locations in this case report have been altered beyond recognition.