Will49

Sorry for hijacking this topic, but I'm trying to repair an Insteon 2450 low voltage controller. Basically the supply rail that drives the relay is pretty unstable for some reason and doesn't always have enough voltage to pull in the relay. It varies between 13 and about 17 volts. Below 14 or so it won't pull in the relay. I've replaced all of the electrolytic caps on the board and checked the values of several others, as well as swapped the relay for the "senstive" version, but still can't get this solved. The voltage varies from day to day so sometimes it works, and sometimes it doesn't. I haven't traced out the circut that derives the relay supply voltage and haven't been able to find any kind of schematic online. Is anyone familiar with this board (or others that use a relay) and how it derives the relay power supply, and any hints of what else to look for? Thanks in advance.