You’ve probably heard about both TM44 and EPC certificates. Maybe you’ve been told you need one, or both, or you’re not quite sure which applies to your building.
Here’s the thing: they’re not the same. Not even close.
Getting this wrong could mean facing fines, compliance headaches, or worse, discovering you can’t sell or lease your property when you need to. Let’s break it down so you know exactly what each certificate does and why your building might need them.
What Actually Is a TM44 Certificate?
A TM44 certificate relates specifically to air-conditioning systems. If your commercial building has an air-conditioning system with a combined cooling output over 12kW, you need regular TM44 inspections.
The assessment looks at how well your cooling system works. An accredited assessor checks the equipment, reviews maintenance records, and evaluates energy performance. They’ll spot inefficiencies, recommend improvements, and issue a certificate that’s valid for five years.
Buildings without qualifying air-conditioning systems don’t need TM44 certificates at all. But if you do have one, skipping the inspection isn’t an option. The law requires it, and penalties apply when you ignore it.
What an EPC Actually Measures
An Energy Performance Certificate works differently. It rates the overall energy performance of a building on a scale from A to G. Think of it like a fuel efficiency rating for your property.
EPCs assess everything: heating, lighting, insulation, windows, and yes, cooling systems too. The certificate shows current performance and suggests ways to improve. Every commercial property needs an EPC when it’s built, sold, or rented.
The rating affects more than compliance. Poor ratings can limit rental income under MEES regulations. Properties below a certain threshold can’t legally be let. That’s not a future problem. It’s happening right now, and landlords are feeling the pressure.
Why Buildings Need Both
This is where confusion starts. People assume one certificate covers everything. It doesn’t.
Your building could have a decent EPC rating but still needs a separate TM44 inspection for the air-conditioning system. They measure different things. An EPC looks at the whole building’s energy use. TM44 focuses solely on whether your cooling equipment runs efficiently and meets maintenance standards.
Perhaps you manage a modern office block with good insulation and LED lighting. Great EPC rating. But if the air-conditioning system hasn’t been serviced properly or runs inefficiently, you still need that TM44 certificate. One doesn’t replace the other.
Who Carries Out These Assessments?
Different people assess each certificate. EPC assessors need specific qualifications, usually Level 3 or Level 4 certifications, depending on building type. They’re trained to evaluate energy performance across all building systems.
TM44 inspections require accredited energy assessors with specialist knowledge of cooling systems. They understand refrigeration cycles, energy efficiency metrics for HVAC equipment, and how to spot maintenance issues that affect performance. Many assessors hold both qualifications, but the inspections themselves are separate exercises.
The Inspection Process Differs Too
An EPC assessment involves measuring the building, reviewing construction details, and inputting data into approved software. The assessor produces a report with recommendations ranked by cost and impact.
TM44 inspections take a different approach. The assessor physically examines the air-conditioning equipment, checks installation quality, reviews maintenance logs, and tests system controls. They’re looking for specific technical issues: refrigerant leaks, poor commissioning, oversized systems, or lack of routine servicing.
The TM44 report includes an inspection certificate and an advisory report. Both get lodged on the Landmark Register, which is the official database for building compliance certificates.
Validity Periods Are Different
EPCs last ten years for most commercial properties. Once issued, you won’t need another one unless the building undergoes major renovations or changes in use.
TM44 certificates expire after five years. Mark that date. Missing the renewal means you’re operating without a valid certification, which triggers penalties. Some building owners set calendar reminders a few months before expiry to book inspections in advance.
The Penalties Aren’t the Same Either
Both certificates carry financial penalties for non-compliance, but they’re enforced differently.
EPC penalties can reach significant amounts for commercial properties, especially if you’re renting without a valid certificate or below minimum energy standards. Local authorities enforce these rules.
TM44 fines have increased recently. Building owners face penalties when inspections are overdue or missing entirely. What worries people more than the fine itself is the compliance flag on their property record. That becomes visible during sales, lease negotiations, or audits.
When You Actually Need Each One
You need an EPC when selling or renting commercial property. It must be available to prospective buyers or tenants from the start. New builds require one before occupation.
TM44 kicks in based on your air-conditioning capacity. Systems over 12kW need inspections every five years, regardless of whether you’re selling, renting, or just operating the building. The requirement is ongoing.
Some buildings need both certificates simultaneously. A commercial office block changing tenants would need a current EPC for the letting and a valid TM44 if the air-conditioning qualifies. Missing either one causes delays.
What Happens During Property Transactions
This is where the consequences become real. Buyers and tenants now routinely check compliance certificates during due diligence. Missing a TM44 or having an expired EPC raises red flags.
Solicitors ask for proof of certification. Lenders want confirmation that properties meet regulatory standards. Commercial tenants, especially larger corporations, won’t sign leases without seeing valid certificates. You might think you can sort it out later, but transactions stall.
Smart building owners keep both certificates current, even when there’s no immediate transaction on the horizon. Waiting until you need to sell or let the property creates unnecessary pressure and potential delays.
Improving Your Ratings Makes Sense
Both certificates include recommendations. Acting on them isn’t just about compliance. Better energy performance reduces running costs, attracts quality tenants, and increases property value.
TM44 reports might suggest upgrading controls, improving maintenance schedules, or replacing ageing equipment. EPC recommendations often focus on insulation, heating upgrades, or renewable energy installations. The advice is specific to your building.
Ignoring these suggestions means higher energy bills and lower ratings at the next assessment. Some improvements pay for themselves within a few years through reduced consumption.
Keeping Track of Both Certificates
Managing multiple properties gets complicated. Buildings have different EPC expiry dates and varying TM44 schedules based on when systems were last inspected.
Create a compliance calendar. Note when each certificate expires and schedule inspections several months in advance. Waiting until the last minute risks assessor availability issues or discovering problems that need fixing before certification.
Some facility managers use compliance software to track deadlines across property portfolios. Even a simple spreadsheet works if you keep it updated. The key is having visibility of what’s due and when.
Why This Matters Right Now
Energy compliance isn’t getting simpler. Regulations tighten as the UK pushes toward carbon reduction targets. Building standards will continue changing, and property owners need to stay ahead.
Understanding the difference between TM44 and EPC certificates is basic knowledge for anyone managing commercial property. Confusion costs money through fines, failed transactions, or emergency assessments.
Get both certificates sorted. Keep them current. Know when renewals are due. That’s how you avoid problems and keep your building compliant without stress.
