The Company has operating leases for corporate offices, data centers, and equipment under non-cancelable operating leases with various expiration dates. The leases have remaining terms of one year to 22 years, some of which include options to extend for up to five years, and some of which include options to terminate within one year.

Total operating lease costs were $258 million and $217 million for the three months ended July 31, 2020 and 2019, respectively and $537 million and $423 million for the six months ended July 31, 2020 and 2019, respectively.

For the three and six months ended July 31, 2020, cash payments for operating leases were $224 million and $450 million, respectively. New ROU assets obtained in exchange for operating lease liabilities were $177 million and $366 million during the three and six months ended July 31, 2020, respectively.

As of July 31, 2020, for operating leases, the weighted-average remaining lease term is 6 years, and the weighted-average discount rate is 2.6 percent. As of July 31, 2020, for finance leases, the weighted-average remaining lease term is 20 years, and the weighted-average discount rate is 4.4 percent.

As of July 31, 2020, the maturities of lease liabilities under non-cancelable operating and finance leases were as follows (in millions):


	Operating Leases		Finance Leases
Fiscal Period:
Remaining six months of fiscal 2021	$	435	$	11
Fiscal 2022	736		23
Fiscal 2023	555		23
Fiscal 2024	398		24
Fiscal 2025	307		24
Thereafter	1,066		410
Total minimum lease payments	3,497		515
Less: Imputed interest	(323)		(177)
Total	$	3,174	$	338

Operating lease amounts above do not include sublease income. The Company has entered into various sublease agreements with third parties. Under these agreements, the Company expects to receive sublease income of approximately $179 million in the next five years and $44 million thereafter.

The Company’s lease terms may include options to extend or terminate the lease. These options are reflected in the Company's future contractual obligations when it is reasonably certain that the Company will exercise that option.

As of July 31, 2020, the Company has additional operating leases that have not yet commenced totaling $2.4 billion and therefore not reflected on the condensed consolidated balance sheet and tables above. These operating leases include agreements for office facilities to be constructed. These operating leases will commence between fiscal year 2021 and fiscal year 2025 with lease terms of 3 years to 18 years.

Of the total operating lease commitment balance, including leases not yet commenced, of $5.9 billion, approximately $5.4 billion is related to facilities space. The remaining commitment amount is primarily related to equipment.