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Checked water leak, found water heater pressure temperature relief valve leaking. Checked water pressure, to house, getting 80 psi. Checked expansion tank it has failed. Checked pressure reducing valve, valve is failed. Tried to lower pressure and pressure continues to climb. Need to replace pressure reducing valve and t-5 expansion tank. 12/23/19. Installed new pressure reducing valve and expansion tank. Checked water pressure at the bottom of water heater. Standing pressure was 53 psi. After water heater heated for a little bit pressure only went up around 65 psi. Pressure seems to be stable now and is working fine.