Every property service available in Hickman
Each of the twenty-two carries a Hickman page, written from the community plan, the water system and the County permit route. Five answer through the night; the other seventeen are scheduled from the form.
Emergency restoration and mitigation
Debris and hauling
Construction and reconstruction
Building envelope and structure
Site and paving
Maintenance
What Hickman buildings need, and when
Hickman is a small grid of detached houses on a third of a square mile. The 2020 census counted 604 people and 188 housing units, and the American Community Survey's 236-unit estimate puts the median year built at 1987, with 77 units from 2000 to 2009 and 66 from before 1970. All but four are detached houses, 21 of them heated with wood.
The work calendar is set by the district and the County, not by a city hall. The Turlock Irrigation District allows work on its irrigation facilities only in the non-irrigation season, roughly 1 November to 1 March, which is also when the storms come. New on-site drainage has to be designed for the 100-year, 24-hour storm and to empty within 48 hours, as the County's review of the I Street campus sets out, and any addition to a septic system is approved through the building permit.
Water reaches Hickman by one main and leaves it by septic. The consolidation project lays a 14-inch main from Waterford across the river crossing and replaces the 6-inch pipe in Hickman Road, Lake Road, I Street and 4th Street and the 4-inch in Montpelier Road, all for fire flows, while the 2024 service line inventory lists connections as lead status unknown and asks owners to make contact before any line is altered.
The flood record sits south of town and the wind record beside the school. Montpelier Road at Whitmore flooded in December 2022, was closed from Keyes to Whitmore in February 2024 and stranded three vehicles in January 2026. On 27 April 2016 a tornado near Hickman Elementary uprooted a eucalyptus, pushed a shed into a fence and damaged a greenhouse.
Hickman areas served
Every Hickman service page works through these areas in turn, because pipe size, ground and road access differ across a small town.
Hickman Road along the town's west edge
A two-lane major collector posted at 45 mph with no sidewalk, carrying the new 14-inch main up from the river crossing.
Lake Road
Posted at 35 mph and running east to Davies Road by Turlock Lake, with an all-way stop where it meets Hickman Road.
I Street and the Hickman Community Church campus
Nearly 29,000 square feet of buildings on two parcels, on private septic with City of Waterford water, backing onto the canal.
Hickman Community Charter school campus
South of the church, with a reciprocal access easement between them; the 2016 tornado was seen near the elementary school here.
Montpelier Road and 4th to 6th Streets
The town's smallest mains, four inches, run here, and the side-street stops at 6th Street handle the traffic comfortably.
Residential streets between Hickman Road and Montpelier Road (Kim Street, Kim Court, Lorenzo, Davis and Elma Streets)
The residential block of the community plan, with a planned development strip along Montpelier Road and a convenience store and school nearby.
TID Main Canal edge
The canal runs just east of the plan boundary and across the farmland south of it, and it borders the church campus.
Southern Pacific Oakdale Branch line
The 1891 reason the town exists; a segment of the branch inside Hickman was recorded in a 2019 survey.
Hickman Road Bridge and the Tuolumne River crossing
The link north to Waterford, to be replaced by a 750-foot box girder bridge just upstream of the old two-lane structure.
Riverview Road and the river terrace
Orchards, fallow fields, irrigated pasture and larger parcels with ranchette homes along the corridor south of the bridge.
Montpelier Road south to Whitmore Road
The stretch that floods: water across the intersection in December 2022, a road closure in February 2024 and vehicles stuck in January 2026.
Hickman Road south to East Keyes Road (dairy land)
Dairy ground where free-stall barns and yards run across parcels of several hundred acres either side of the road.
Questions from Hickman owners and managers
The emergency trades hold to a 90 to 120 minute window at any hour, from a base 15 road miles away. Hickman Road is the community's main link and it crosses the Tuolumne on the bridge north of town, so that crossing is the route in. Montpelier Road, the approach from the south, has been closed by flooding more than once, which is worth saying when the call is made.
Hickman is unincorporated, so Stanislaus County does, through its Building Permits Division in Modesto, and the contractor assigned to the request files there. The County requires a permit for new construction, additions, alterations, upgrades, rebuilding and remodeling. A soils test may be asked for at application, which matters here because several local soils carry a hardpan or duripan close to the surface.
Yes. A house, a shop and a barn on the same parcel go in on one request and are scoped together, while a second address, a rented house or a campus building, goes in as its own request and gets its own file. Both sit in the same client area, with the photographs, scope and schedule kept separately for each.
Five of the twenty-two: water damage restoration, fire and smoke damage, mold remediation, storm damage and board-up, and biohazard cleanup. Those carry the emergency line and the 90 to 120 minute window. The rest, from junk removal and roofing to paving, concrete, construction, remodeling and maintenance, are requested on the form and booked as visits.
Wastewater here is handled by package treatment and individual septic systems, and any addition to or expansion of a tank or alternative system is approved by the County's Department of Environmental Resources through the building permit process. So a repair that touches the system, or an addition that increases load on it, carries that approval step, and the scope is written to allow for it.
Property services near Hickman
