Dynamic Form Creation In Asp.net C#?

I need some input refactoring an asp.net (c#) application that is basically a framework for creating dynamic forms (any forms). From a high level point of view, there is a table that has the forms, and then there is a table that has all the form fields, where it is one to many between the two. There is a validation table, where each field can have multiple types of validation, and it is a one to many from the form fields table to the validation table.

So the issue is that this application has been sold as the be-all-end-all customizable solution to all the clients. So, the idea is whatever form they want, we can build it jsut using DB configurations. The thing is, that is not always possible, because there is complex relationship between the fields, and complex relationship between the forms themselves. Also, there is only once codebase, and this is for multiple clients - all of whom host it on their own. There is very specific logic for each of the clients, and they are ALL in the same codebase, with no real separation. Sometimes it was too difficult to make it generic, so there are instances where it has hard coded logic (as in if formID = XXX then do _). You can also have nested forms, as in, one set of fields on its own within each form.

So usually, when one client requests a change, we make the change and deploy it to that client - but then another client requests a different change, and we make the change and deploy it for THAT client, but the change from the earlier client breaks it, and its a headache trying to debug, because EVERYTHING is dynamic. There is no way we can rollback the earlier change, because then the other client would be screwed.

Its not done in a real 3-tier architecture - its a web site with references to a DB class, and a class library. There is business logic in the web site itself, in the class library, and the database stored procs (Validation is done in the stored procs).

I think this is a bad model in general, because one of the things I heard one of the developers say is that anytime any client makes a change, we should deploy to everybody - but that is not realistic, if we have say 20 clients - there will need to be regression testing on EVERYTHING, since we don't know the impact...There are about 100 forms in total, and their is some similarity in them (not much). But I think the idea that a dynamic engine can solve ALL form requests was not realistic as well. Clients come up with the most weird requests. For example, they have this engine doing a regular data entry form AND a search form.

There is a lot of preserving state between pages, and it is all done using session variables, which is ok, except that it is not really tracked, and so sessions from the same user keep getting overwritten, and I think sessions should be got rid of.Should I really just rewrite the whole thing? This app is about 3 years old, and there has been lots of testing and things done, and serious business logic implemented, so I hate to get rid of all that (joel's advice). But its really a mess of a sphagetti code, and everything takes forever to do, and things break all the time because of minor changes.

I've been reading Martin Fowlers "Refactoring" and Michael Feathers "working effectively with legacy code" - and they are good, but I feel they were written for an application that was 'slightly' better architected, where it is still a 3-tiered architecture, and there is 'some' resemblance of logic..