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LEASES

As previously discussed in Note

we account for our leases in accordance with the guidance in ASC Topic

842.

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

2031.

Total operating lease and short-term lease costs for the years ended

December 31, 2020

and

2019,

respectively, were as follows:

	Years Ended December 31,
	2020		2019

Operating lease cost	$	1,583	$	1,476
Short-term lease cost	$	47	$	51

The following is additional information about our leases as of

December 31, 2020:

Range of remaining lease terms (in years)	0.1	to	10.0
Weighted average remaining lease term (in years)		6.4
Weighted average discount rate		4.3%

Maturities of lease liabilities as of

December 31, 2020

were as follows:

2021	$	1,481
2022		1,405
2023		1,416
2024		1,395
2025		722
Thereafter		1,845
Total lease payments	$	8,264
Less imputed interest		(999	)
Total	$	7,265

Cash Flow Information

Total amortization of right of use assets for the years ended

December 31, 2020

and

2019

was

$1,294

and

$1,251,

respectively.

ROU Asset Impairment Charges

During the

fourth

quarter of

2020,

we recorded charges for non-cash impairments related to certain of our ROU assets as discussed further in Note

The total of these charges was

$612.

In determining whether our ROU assets were impaired, we considered the intended future use of the assets, including whether we expect to be able to sublease the related facilities. In both cases, we expect to eventually be able to sublease the facilities, but we currently do

not

expect to successfully negotiate a sublease for either facility in

2021.

Our projected future cash inflows from sublease income reflect this expectation. In order to determine whether an impairment existed, we compared all future cash outflows related to the lease for the underlying ROU asset and compared this with our projected future cash inflows from the sublease. We developed several scenarios to model the expected timing and amount of sublease income we expect to receive. In all cases, the future cash outflows exceeded the expected future cash inflows, resulting in the conclusion that the ROU assets were impaired. We then discounted the projected deficit in each scenario using our estimated cost of capital and probability weighted the results to determine the amount of the impairment charge to record. To the extent that our estimate of future cash inflows exceeds the amount we ultimately receive from any sublease we enter into for these facilities, we

may

need to record an additional impairment charge related to these ROU assets in a future period.

Lease Modifications and Additions

Supplemental cash flow information related to leases for the years ended

December 31, 2020

and

2019

was as follows:

Year ended December 31, 2020
Non-cash increases (decreases) in operating lease liabilities and ROU assets as a result of lease modifications and the execution of new leases:
Modification to lease for facility in Fremont, California	$	1,176
Modification to lease for facility in Mt. Laurel, New Jersey	$	2,051
Modification to lease for Ambrell's Netherlands facility	$	133
Additions to automobile leases	$	91

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.

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

$2,051.

In addition, effective on

August 1, 2021,

the leased space will be reduced to approximately

33,650

square feet.

October 1, 2020,

the lease for Ambrell's Netherlands facility automatically renewed for an additional

three

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

$133.

During the

fourth

quarter of

2020,

we executed new leases for automobiles for certain of our employees in Europe. At the dates of execution, we recorded increases in our ROU assets and operating lease liabilities. The total increase recorded in

2020

related to these new leases was approximately

$91.

Year ended December 31, 2019
Non-cash increases (decreases) in operating lease liabilities and ROU assets as a result of lease modifications:
Modification to lease for Ambrell's U.K. facility	$	(486	)
Modification to lease for facility in Mansfield, Massachusetts	$	1,811
Modification to lease for Ambrell's Netherlands facility	$	(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.