Farmington Hills Homes From the 1970s and 1980s Were Built Without Air Barriers

Farmington Hills is Oakland County's largest city, with extensive residential development from the 1970s through the 1990s. Fiberglass batt was the standard insulation for that entire era — and air sealing was not part of the code. The split-levels, colonials, and ranch homes that define most Farmington Hills subdivisions have rim joists that were never sealed, attic assemblies with bypass paths that have never been addressed, and basement perimeters that transfer cold into the living space. Spray foam closes those gaps.

Why 1970s and 1980s Construction Misses the Air Barrier

The homes built in Farmington Hills between 1970 and 1990 are better insulated than pre-war stock, but they still lack the air barriers that Michigan's current energy code requires. The typical split-level or colonial from this era has:

• Rim joists covered with fiberglass that has settled and compacted
• Attic insulation installed on the floor without air sealing below it
• Band joists at garage-to-living-space transitions that are open to the exterior
• Knee walls in finished attic spaces with no vapor or air control

DTE Energy serves most of Farmington Hills, and heating costs in this era of homes consistently run 20 to 30 percent above what a properly air-sealed home of the same size would cost to heat.

What Spray Foam Addresses in Farmington Hills Homes

Rim Joist and Basement Sealing

The rim joist in a 1980s Farmington Hills colonial is typically covered with fiberglass that has settled and provides minimal air resistance. Closed-cell spray foam applied to the rim joist and lower foundation wall creates a complete air and vapor barrier. Most Farmington Hills homes have full basements — the improvement in basement warmth and humidity control is noticeable in the first season.

Attic Sealing

Farmington Hills split-levels and colonials have attic assemblies where bypass paths around plumbing stacks, electrical penetrations, and interior partition walls allow conditioned air to escape into unconditioned attic space. Open-cell spray foam at the underside of the roof deck seals all those paths simultaneously and converts the attic to conditioned space. Homes with HVAC ducts running through the attic see the greatest improvement.

Garage and Band Joist

Attached garages are nearly universal in Farmington Hills' suburban housing stock. The band joist at the transition between the garage ceiling and the living floor above it is a consistent cold-air entry point that most homeowners never identify as the source of their first-floor drafts. Closed-cell foam at the band joist solves it in a single application.

Pricing in the Farmington Hills Market

Spray foam pricing in Farmington Hills and Oakland County:

• Open-cell foam: $1.50 to $2.50 per square foot (attic undersides, interior walls, sound control)
• Closed-cell foam: $2.00 to $3.75 per square foot (basement walls, rim joists, crawl spaces)

A rim joist job on a 1,200 sq ft footprint runs $650 to $1,200 installed. A full attic conversion runs $1,800 to $3,400 depending on access. Most Farmington Hills homeowners recover 20 to 30 percent of that cost in the first heating season.

We are licensed, insured, and serve Farmington Hills and greater Oakland County.

Get a Free Estimate

If your DTE bill is higher than you'd expect for your home's square footage, air sealing at the rim joist and attic is typically the fix. We provide free estimates with no obligation.

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