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LEASES

We lease our offices, warehouse facilities and certain equipment under non-cancellable operating leases which expire at various dates through

2028.

Total operating lease and short-term lease costs for the

three

months and

six

months ended

June 30, 2020

and

2019

were as follows:

	Three Months Ended June 30,				Six Months Ended June 30,
	20 20		201 9		20 20		201 9

Operating lease cost	$	389	$	370	$	781	$	736
Short-term lease cost	$	10	$	14	$	22	$	27

The following is additional information about our leases as of

June 30, 2020:

Range of remaining lease terms (in years)	0.6	to	7.8
Weighted average remaining lease term (in years)			5.3
Weighted average discount rate			4.8%

Maturities of lease liabilities as of

June 30, 2020

were as follows:

2020 (remainder)	$	770
2021		1,252
2022		1,089
2023		1,106
2024		1,140
Thereafter		1,012
Total lease payments	$	6,369
Less imputed interest		(749	)
Total	$	5,620

Supplemental Cash Flow Information

Total amortization of right of use assets was

$328

and

$653

for the

three

months and

six

months ended

June 30, 2020,

respectively, and

$295

and

$601

for the

three

months and

six

months ended

June 30, 2019,

respectively.

During the

six

months ended

June 30, 2020,

we recorded a non-cash increase in our ROU assets and operating lease liabilities as a result of a modification of the lease for our EMS facility in Fremont, California. On

January 23, 2020,

we executed an amendment to this lease, which extended the term for a period of

months commencing on

November 1, 2020

and expiring on

November 30, 2025.

At the effective date of this modification, we recorded an increase in our ROU assets and operating lease liabilities of approximately

$1,176.

During the

six

months ended

June 30, 2019,

we recorded a non-cash decrease in our ROU assets and operating lease liabilities as a result of a modification of the lease for Ambrell's U.K. facility. This lease had an original term of

years, which extended through

August 2029.

The lease included the option to terminate the lease at specified points in time without penalty. We exercised this option in

March 2019,

and the lease expired in

September 2019.

At the effective date of this modification, we recorded a reduction in our ROU assets and operating lease liabilities of approximately

$486.

In addition, on

April 8, 2019,

we executed an amendment to the lease for our facility in Mansfield, Massachusetts that extended the term of the lease for an additional

forty

months to

December 31, 2024

and expanded the amount of leased space by approximately

6,100

square feet. The current rate per square foot that is in place through

August 31, 2021 (

the original expiration date of the lease) did

not

change. After

August 31, 2021,

there are predetermined fixed escalations of the rate as outlined in the amendment. At the effective date of this modification, we recorded an increase in our ROU assets and operating lease liabilities of approximately

$1,819