BiggerPockets

Your problems are likely more than you realize. By your description, the water level gets higher than the concrete slab. If this has been happening for years you've probably got a rotted sill, which is the where the wood sits on the concrete.

The wood will wick up water above the water line, inside the wall and you'll get rot and mold in and on the walls.

I'm going to guess that over the years, erosion from the hill has left the ground level behind the garage higher than the slab elevation, and you've probably got a negative grade, meaning the dirt from the hill slopes to the garage, not away from the garage. You could try to remove enough dirt from behind the garage to create a downward slope away from the garage to the bottom of the hill, making sure you've got several inches of the slab exposed. Might be a lot of dirt, and you might want to consider installing a low retaining wall along the hill to prevent future erosion.

Create a shallow ditch at the base of the hill, at the bottom of the grade coming away from the garage, creating a channel for the water, sloped to either or both sides of the garage. It sounds like enough water comes down the hill that you'll need some type of drainage. If you can't channel the water around the garage, you may have to install a drainage pipe, given that you've got a downhill destination for the pipe.

Don't recall the recommended slopes for a positive grade against a building, something like 1 inch every 4 feet, or for a drain pipe, something like 1/8th inch every 4 feet, but these should be easy to find.

Also, if the roof of the garage contributes any water at all, install gutters. If your garage and your neighbors garage, or your house are close to gether, and the roofs slope towards each other, you could be getting a lot of the water simply from roof runoff. If there are gutters, make sure the downspouts are at the front of the garage.

I wouldn't suggest any type of outside sump pump unless you absolutely cannot find a way to let gravity move the water.

Otherwise, when you sell the property, advertise an indoor water feature. :D

Collecting rainwater for use in your house or garden is illegal here in CO, and I suspect it is in AZ, too. Might seem like raindrops that fall on your roof would be yours, but here in the arid west, each and every one belongs to someone. Might be OK, in WA, though.

I'd suggest getting a foundation contractor out to have a look. In a case like this its much easier to come up with a solution if you can actually see what's going on. Look for contractors that advertise drying out your basements. They should give estimates for free. Even just having them point out what's wrong and what they would do may give you some ideas about an easy fix.

What happened to the other one? Jon, you have got a QWIK set of fingers!
LOL!
Ofgift.

I would consider installing a french drain. It's nothing more than a metal or plastic box 18" square with a 2" or 3" hole off the side. The top is a grate. You can then plumb PVC from the 2" outlet off the box to the drainage ditch around the garage/home.

I had a similar issue on my first rental. I had a french drain installed and the contractors were able to get a variance from the Drain Commissioner to connect the french drain right into the storm sewer. It worked out very well and I never had another issue.

Drain Commissioner.

Oh, I want that on my resume! :lol:

Totally agree with P NW. Get an engineer. Trust me, lot drainage is not a simple science as there are so many factors to consider, plus it is of critical importance to the foundation of your garage and home.

Engineers aren't cheap, so if you want to save some money you might think about a landscaper. However, some landscapers are good with drainage, but most just think they are so if you decide to go with a landscaper, check their drainage references throughly. In any event doing it wrong can lead to expensive consequences, so definitely consult a professional.

My advice would be to hire the engineer and if you can handle implementing their recommendations, then do it, but it's best to let a professional prescribe the solution.