We lease most of our administrative and educational facilities under non-cancelable operating leases expiring at various dates through 2032. Lease terms generally range from five to ten years with one to four renewal options for extended terms. In most cases, we are required to make additional payments under facility operating leases for taxes, insurance and other operating expenses incurred during the operating lease period, which are typically variable in nature.

We determine if a contract contains a lease when the contract conveys the right to control the use of identified property, plant or equipment for a period of time in exchange for consideration. Upon identification and commencement of a lease, we establish a right of use (“ROU”) asset and a lease liability.

Quantitative information related to leases for the years ended December 31, 2023, 2022 and 2021 is presented in the following table (dollars in thousands):


	For the Year Ended December 31,
	2023			2022			2021
Lease expenses (1)
Fixed lease expenses - operating	$	6,410		$	11,033		$	11,442
Variable lease expenses - operating		1,401			3,726			3,173
Sublease income (2)		(500	)		(1,087	)		(1,359	)
Total lease expenses	$	7,311		$	13,672		$	13,256

Other information
Gross operating cash flows for operating leases (3)	$	(9,845	)	$	(16,827	)	$	(18,390	)
Operating cash flows from subleases (3)	$	488		$	1,108		$	1,430

	As of December 31, 2023			As of December 31, 2022			As of December 31, 2021
Weighted average remaining lease term (in months) – operating leases		55			63			69
Weighted average discount rate – operating leases		4.9	%		4.8	%		4.9	%

As of December 31, 2023, future minimum lease payments under operating leases which are included in lease liabilities on our consolidated balance sheet are as follows (dollars in thousands):


	Operating Leases Total

2024 (1)	$	7,028
2025		6,915
2026		6,914
2027		5,869
2028 and thereafter		3,964
Total	$	30,690
Less: imputed interest		3,643
Present value of future minimum lease payments		27,047
Less: current lease liabilities		5,701
Non-current lease liabilities	$	21,346

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(1)

Amounts provided are for unpaid lease obligations remaining as of December 31, 2023.

We use discount rates to determine the net present value of our gross lease obligations when calculating the lease liability and related ROU asset. In cases in which the rate implicit in the lease is readily determinable, we use that discount rate for purposes of the net present value calculation. In most cases, our lease agreements do not have a discount rate that is readily determinable and therefore we use an estimate of our incremental borrowing rate. Our incremental borrowing rate is determined at lease commencement or lease modification and represents the rate of interest we would have to pay to borrow on a collateralized basis over a similar term an amount equal to the lease payments in a similar economic environment.

We have eleven leases related to our ongoing operations which consist of administrative offices and university locations, of which two are either month to month leases or had an initial lease term of less than one year and therefore are not included in the lease liability and ROU asset recorded within our consolidated balance sheet. For those leases that we are reasonably certain that we will extend or terminate the leases at lease conception or modification, we have taken those factors into account when determining the lease liability recorded within our consolidated balance sheet.

During the year ended December 31, 2023, we recorded $2.4 million of asset impairment charges related to certain ROU assets within the CTU segment. Management made the decision to no longer use the spaces associated with the ROU assets and as a result recorded an asset impairment charge in accordance with ASC Topic 360 for the remaining value, adjusted for any early lease termination options that the Company plans to execute.