(

)

LEASES

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

2031.

Total operating lease and short-term lease costs for the

three

months and

nine

months ended

September 30, 2020

and

2019

were as follows:

	Three Months Ended September 30,				Nine Months Ended September 30,
	2020		2019		2020		2019

Operating lease cost	$	393	$	370	$	1,174	$	1,106
Short-term lease cost	$	13	$	12	$	35	$	39

The following is additional information about our leases as of

September 30, 2020:

Range of remaining lease terms (in years)	0.3	to	10.0
Weighted average remaining lease term (in years)			6.6
Weighted average discount rate			4.4%

Maturities of lease liabilities as of

September 30, 2020

were as follows:

2020 (remainder)	$	378
2021		1,407
2022		1,321
2023		1,341
2024		1,377
Thereafter		2,566
Total lease payments	$	8,390
Less imputed interest		(1,042	)
Total	$	7,348

Supplemental Cash Flow Information

Total amortization of ROU assets was

$324

and

$977

for the

three

months and

nine

months ended

September 30, 2020,

respectively, and

$351

and

$952

for the

three

months and

nine

months ended

September 30, 2019,

respectively.

Non-cash increases in operating lease liabilities and ROU assets as a result of lease modifications for the

nine

months ended

September 30, 2020

were as follows:

Modification to lease for facility in Fremont, California		$	1,176
Modification to lease for facility in Mt. Laurel, New Jersey		$	2,051

January 23, 2020,

we executed an amendment to the lease for our EMS facility in Fremont, California, 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.

September 22, 2020,

we executed an amendment to the lease for our EMS facility in Mt. Laurel, New Jersey, which extended the term of the existing lease for a period of

120

months commencing on

May 1, 2021.

In addition, effective on

May 1, 2021,

the leased space shall be reduced to approximately

33,650

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

$2,051.

Non-cash increases (decreases) in operating lease liabilities and ROU assets as a result of lease modifications for the

nine

months ended

September 30, 2019

was as follows:

Modification to Ambrell's U.K. facility lease	$	(486	)
Modification to lease for facility in Mansfield, Massachusetts	$	1,811
Modification to Ambrell's Netherlands facility lease	$	(48	)

The lease for Ambrell's U.K. facility 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.

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. As a result of this modification, we recorded an increase in our ROU assets and operating lease liabilities of approximately

$1,811.

During the

third

quarter of

2019,

the lease for a portion of Ambrell's facility in the Netherlands was modified to reduce the term of that lease to expire in

September 2019

as that portion of the space was

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

$48.