My residential hot water boiler is losing most of its water out of the overflow & therefore its pressure. I've had to keep my city water feed turned off(filling manually daily)because of this water loss. Whats happening is i open my city water feed & it stops @ around 13psi(leading me to believe my pressure reducing valve is working properly). Nothing leaks out of my overflow, until the system heats up. Obviously, once heated the pressure goes up & gets to around 30psi, then my overflow opens & releases water(so i think my pressure relieving valve works) until the pressure is back down to around 13psi. However, once the system isnt calling for demand & the temp drops, then my psi goes down to around 0. If i leave the city water feed open, then the process repeats itself. I might not be saying this right, but i think you'll get the gist of it. I've been told i might have a faulty expansion tank, but when i open the air valve above expansion tank, only air comes out, no water. Any help appreciated