If your building has air conditioning, there’s a strong chance you may legally require a TM44 inspection but many property owners and facilities managers are unclear on when it actually applies.
In this guide, we’ll break down what a TM44 inspection is, when it’s required and how to check if your building is compliant, using clear, accurate information aligned with current regulations.
What is a TM44 Inspection?
A TM44 inspection is an energy assessment of air conditioning systems in commercial buildings.
It produces an Air Conditioning Inspection Report, which is lodged on the government’s Energy Performance of Buildings (EPB) Register.
The inspection is designed to evaluate:
- System efficiency
- Overall performance
- Suitability of equipment
- Opportunities to reduce energy consumption
While often referred to as a “TM44 certificate”, the correct terminology is:
Air Conditioning Inspection Report lodged on the EPB Register.
When is a TM44 Inspection Required?
A TM44 inspection is legally required under the Energy Performance of Buildings (England and Wales) Regulations if:
The combined effective rated output of the air conditioning systems exceeds 12kW.
That’s the only trigger.
How Often Do You Need One?
Once your system falls within scope:
- The inspection must be carried out at least every 5 years.
This is a recurring compliance requirement, not a one-off.
Situations Where Businesses Often Discover They Need a TM44 Inspection
Although these situations don’t trigger the requirement themselves, they are when TM44 compliance is commonly checked:
- Property sales or lease transactions due diligence
- Missing or outdated documentation
- New facilities management contracts
- Compliance audits or ESOS reviews
- Changes in building ownership or tenancy
This is often when gaps in compliance are uncovered.
Understanding the 12kW Threshold
The 12kW threshold is one of the most misunderstood parts of TM44 compliance.
It refers to:
The total combined cooling capacity of all air conditioning systems in the building.
Not just a single unit.
Examples:
- One system rated at 12kW+ requires inspection
- Multiple smaller systems adding up to 12kW+ also requires inspection
This means:
- Small offices
- Retail units
- Multi-room properties
Can easily exceed the threshold without realising it.
What Happens If You Don’t Have a TM44 Inspection?
If your building requires a TM44 inspection and you don’t have one:
- Local authorities can issue penalty notices of £300 per system
- You may fail compliance checks during property transactions
- You risk reputational and operational issues
But beyond enforcement, there’s a bigger issue:
Your system could be running inefficiently, costing far more than necessary.
What Does a TM44 Inspection Include?
A qualified energy assessor will carry out a detailed review of your system, including:
- Inspection of all air conditioning equipment
- Assessment of system efficiency and performance
- Review of maintenance practices
- Evaluation of system sizing and suitability
- Identification of faults or inefficiencies
You’ll then receive a formal report with recommendations for improvement.
Why TM44 Inspections Exist And Why They Matter
TM44 inspections aren’t just a compliance exercise. They’re designed to improve energy performance.
In real-world inspections, common issues identified include:
- Incorrect operating schedules, such as systems running when not needed
- Simultaneous heating and cooling
- Oversized or poorly specified equipment
- Blocked airflow around condensers
- Inefficient or poorly configured BMS controls
These issues can significantly increase energy consumption and running costs.
The Business Benefits of a TM44 Inspection
When acted upon, TM44 recommendations can help you:
- Reduce energy consumption
- Lower operating costs
- Improve system performance
- Extend equipment lifespan
- Reduce carbon emissions
Many businesses uncover quick wins that deliver immediate savings.
How to Check If Your Building Needs a TM44 Inspection
Here’s a simple way to assess your situation:
- Do you have air conditioning? If yes, continue.
- What is the total cooling capacity? Check system documentation or speak to your maintenance provider.
- Does it exceed 12kW? If yes, a TM44 inspection is required.
- Do you have a valid report from the last 5 years? If not, you are likely non-compliant.
If you’re unsure at any stage, it’s worth getting this checked professionally.
Not Sure If You Need a TM44 Inspection?
If you’re unsure whether your building exceeds the 12kW threshold, Clifton Energy can quickly review your equipment list and confirm whether a TM44 inspection is required.
We’ll give you a clear answer and, if needed, arrange a fully compliant inspection with minimal disruption.
Get in touch today to ensure your building is compliant and operating efficiently.