Leases

3 Months Ended

Mar. 31, 2020

LEASES

We have several noncancellable operating leases, primarily for office space, that expire at various dates over the next five years. These leases generally contain renewal options to extend for one lease term of five years. For leases that we are reasonably certain we will exercise the lease renewal options, the options were considered in determining the lease term, and associated potential option payments are included in the lease payments. The payments used in the renewal term were estimated using the percentage rate increase of historical rent payments for each location where the renewal will be exercised.

Payments due under the lease contracts include annual fixed payments for office space. Variable payments including payments for our proportionate share of the building’s property taxes, insurance, and common area maintenance are treated as non-lease components and are recognized in the period for which the costs occur.

Operating lease expense was as follows (in thousands):



	Three Months Ended March 31,
	2020		2019
Operating lease expense	$	1,135	$	1,118

Leases with an initial term of 12 months or less ("short-term lease") are not recorded on the balance sheet and are recognized on a straight-line basis over the lease term. The short-term lease expense as of March 31, 2019 was $0.2 million.

Other information related to leases was as follows:



			As of
			March 31, 2020
Supplemental cash flow information:
Weighted average remaining operating lease term			4.0 years
Weighted average discount rate on operating leases			4.49%

We determined the discount rate for leases using a portfolio approach to determine an incremental borrowing rate to calculate the right-of-use assets and lease liabilities.

Maturities of operating lease liabilities under noncancellable leases were as follows (in thousands):



	As of
	March 31, 2020
2020 - remaining	$	3,517
2021	4,711
2022	4,566
2023	3,812
2024	3,899
Thereafter	4,187
Total undiscounted lease payments	24,692
Less imputed interest	(2,884		)
Total lease liabilities	$	21,808