Start with what is under the membrane
The biggest question is whether the insulation and deck are dry. If they are, the roof may be a strong candidate for restoration. If large areas are saturated, replacement is often the better path. Moisture checks answer this quickly.
Signs a coating can work
Surface weathering, chalking, minor seam separation, and failing flashings around curbs and drains are all things a coating system can address once repaired and reinforced.
Signs replacement is due
Widespread wet insulation, shrinking membrane pulling away from walls, extensive blistering, or a damaged deck point toward replacement.
Cost and disruption
Restoration usually costs less than tear off and replacement, keeps the building open, and avoids hauling the old roof to the landfill. Depending on local tax rules, restoration may also be treated differently from replacement for accounting purposes, so ask your accountant.
Get a real assessment
Walk the roof with someone who will check moisture, seams, and flashing and give you a written recommendation either way.
Related service
Commercial Membrane Roof Coatings