Can I back out of a month to month commercial lease if the lease start date hasn’t happened yet?
Yes I signed the lease but it didn’t start yet. Will I get back my security deposit and first month rent that I paid?

This is what the termination verbiage says: 

“No termination of this hereunder shall relieve Operator (or any Guarantor) of its liability and obligations under this License
(and/or the Commissioned Agent Addendum), and such liability and obligations shall survive such termination, whether or not the
Licensed Premises, or any part thereof, shall have been relet. Operatorshall pay to Licensor all expenses (including attorneys tees)
incurred by the Licensor in connection with such default and/or termination of this License (and/or the Commissioned Agent Addendum) including, without limitation, expenses incurred in obtaining possession of the Licensed Premises in restoring the Licensed Premises in good order and condition, and all commissions and fees incurred by Licensor in connection with reletting of the
Licensed Premises. Operator shall also pay to Licensor the monthly installment of License Fees and all other charges required to be
paid by Operator up to the time of such termination of this License.

Upon termination of this License pursuant to (b][w), above, Operator, until the end of what would have been the Term hereof in the absence of such termination, shall be liable to Licensor, and shall pay to Licensor an amount equal to (i) the License Fees, Additional Fees and other charges and expenses which would be payable under this License by Operator if this License were still in effect, less (i) the net proceeds of any relicensing by Licensor, (on Such terms and conditions, including license fees or rent, as Licensor (d)in its sole discretion determines), after deducting all of Licensor s expenses in connection with such relicensing.”
[{"id": "ip4jihf", "text": "Have you signed the lease?", "replies": [{"id": "ip4k1x6", "text": "Yes I signed it", "replies": [{"id": "ip4qcq1", "text": "So, what does the early termination verbiage say?", "replies": [{"id": "ip5fgt7", "text": "This is what it says:\n\n\u201cNo termination of this hereunder shall relieve Operator (or any Guarantor) of its liability and obligations under this License\n(and/or the Commissioned Agent Addendum), and such liability and obligations shall survive such termination, whether or not the\nLicensed Premises, or any part thereof, shall have been relet. Operatorshall pay to Licensor all expenses (including attorneys tees)\nincurred by the Licensor in connection with such default and/or termination of this License (and/or the Commissioned Agent\nAddendum) including, without limitation, expenses incurred in obtaining possession of the Licensed Premises in restoring the\nLicensed Premises in good order and condition, and all commissions and fees incurred by Licensor in connection with reletting of the\nLicensed Premises. Operator shall also pay to Licensor the monthly installment of License Fees and all other charges required to be\npaid by Operator up to the time of such termination of this License.\n\nUpon termination of this License pursuant to (b][w), above, Operator, until the end of what would have been the Term hereof\nin the absence of such termination, shall be liable to Licensor, and shall pay to Licensor an amount equal to (i) the License Fees,\nAdditional Fees and other charges and expenses which would be payable under this License by Operator if this License were still in\neffect, less (i) the net proceeds of any relicensing by Licensor, (on Such terms and conditions, including license fees or rent, as Licensor\n(d)\nin its sole discretion determines), after deducting all of Licensor s expenses in connection with such relicensing.\u201d", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ip4ozx3", "text": "/r/legaladvice", "replies": [], "depth": 1}, {"id": "ip4zade", "text": "Check the termination provisions including how / where to serve notices for termination.", "replies": [], "depth": 1}, {"id": "ip5iyfw", "text": "You should speak with your lawyer and have them review your lease. Without seeing the rest of the lease, no one could fully answer your question.\n\nTo briefly summarize the main points of the language you've posted - \"No termination will relieve you of your liabilities and obligations and even if you terminate, those liabilities and obligations will survive (survive means you're still responsible) regardless of whether or not the premises are relet. Even if you terminate, you still have to pay the Licensor for a lot of things.\"", "replies": [], "depth": 1}, {"id": "ip5skm1", "text": "\"You're fucked\" -legal term.", "replies": [{"id": "ip5vxvp", "text": "This is the answer.", "replies": [], "depth": 2}], "depth": 1}, {"id": "ip5w1ey", "text": "Sooner you reach out to the LL the better in my experience. That will give them more time to find replacement tenant. Also if you are MTM can you give notice to terminate now? So worst case you are stuck with just 1 month payment? I\u2019m just making assumptions about the lease here.", "replies": [{"id": "ipjgvye", "text": "I will do that. Thanks!", "replies": [], "depth": 2}], "depth": 1}, {"id": "ip6szaq", "text": "Not an attorney, not legal advice, but typically no you can\u2019t. Depending on the verbiage in the entire lease, once you\u2019ve executed and paid consideration (rent/security deposit) you\u2019re committed to that deal. Based on what you shared above it looks as though it\u2019s saying even if you terminate you\u2019re still liable for the terms and conditions guaranteed under the lease.\n\nTLDR; you\u2019re on the hook, better see if your lease has a sublease clause to allow you to lease the space to another part to recoup some expense. Otherwise may have to negotiate a termination fee and agreement.", "replies": [], "depth": 1}, {"id": "ip8fdmk", "text": "No, also that's not a lease that's a license. You have even less rights since you don't have tenancy.", "replies": [{"id": "ipjfv4x", "text": "Ok, can I request to move the start date to next year February 2023 ?", "replies": [], "depth": 2}], "depth": 1}]