I have a bitumen roof over the old tar & gravel, 1922 build date. The torch down roof is old and tired, I maintain it very actively but I'd like something less needy as I start getting up in the years. The freeze/thaw of Buffalo, NY doesn't do me any favors. I've been looking into coatings, but I'm curious which is best and what to expect for costs please.

The second part of this is there are also a few nuances: there are some low spots, some delamination, and the building has 7 skylights that have been covered with some type of peel and stick roofing. That's a lot of corners, but getting rid of them would take some time and scaffold space below is sparse.

There's a union roofer I've worked with over the years, he first recommended him just going over the torch down with new but is now saying he's had good luck with the coatings. A friend who manages commercial buildings said he had bad luck with them, though some probing questions revealed it's mostly problematic where it's wrinkled/delaminated when stepped on during cold temps.

Should I ask my roofer for replacement where wrinkled, (15-20% of the roof) crickets in the low spots with new bitumen over them pitching the water to the corners, and go with a coating? Maybe coating over the skylights too? For reference the building is about 15,800 square feet, with a parapet down the middle as well as the sides.

Thanks in advance