I checked the elements using a multimeter and then removed and physically inspected them. I had new replacement elements for it … so I replaced them anyway since I had gone that far. I have not checked pressures during heating cycles. The relief valve remains open even when the power has been turned off for 12hrs. I’m not sure what to do at this point. I know guessing can make things expensive but I may have to do just that. There are no check valves or anything coming into the tank … just 2 PVC lines coming from the wall. It is certainly not up to code. Thanks for all the help. Any additional advise would be greatly appreciated. I think I will replace the TPR and see if that does’nt fix it … if only for the moment. I’m losing a gallon a minute!