My garage is 3' under grade and every winter it floods. The water doesn't come in with the first or even 5th good rain. It comes in after the ground is saturated and that takes a while here because I'm on hard pan. The problem seems to be that when the house was built ('67) the outside wall of the concrete was not sealed. This summer I tore out the sidewalk, removed a flower bed that was up against that wall and had the sidewalk poured up againt the wall (It would be impossible at this point to dig out all the hardpan and seal the wall). I will be placing a french drain on the outside edge of the sidewalk in hopes that the surface water from the rains will be carried away instead of soaking down into the garage. In your case, I think I would also check if the outside wall has been sealed. Those I've talked to have not had luck in sealing the inside wall after the fact.