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 $278 million and $230 million for the three months ended October 31, 2020 and 2019, respectively and $815 million and $653 million for the nine months ended October 31, 2020 and 2019, respectively.

For the three and nine months ended October 31, 2020, cash payments for operating leases were $222 million and $672 million, respectively. New leases commenced during the period resulted in an increase to ROU assets and corresponding operating lease liabilities of $196 million and $562 million during the three and nine months ended October 31, 2020, respectively.

As of October 31, 2020, for operating leases, the weighted-average remaining lease term is six years, and the weighted-average discount rate is 2.5 percent. As of October 31, 2020, for finance leases, the weighted-average remaining lease term is 18 years, and the weighted-average discount rate is 4.2 percent.

As of October 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 three months of fiscal 2021	$	222	$	8
Fiscal 2022	784		34
Fiscal 2023	605		35
Fiscal 2024	434		35
Fiscal 2025	327		31
Thereafter	1,111		410
Total minimum lease payments	3,483		553
Less: Imputed interest	(315)		(174)
Total	$	3,168	$	379

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 $175 million in the next five years and $39 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 October 31, 2020, the Company has additional operating leases that have not yet commenced totaling $1.9 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 to 18 years.

The total operating lease commitment balance, including leases not yet commenced, of $5.4 billion, includes approximately $4.8 billion related to facilities space. The remaining commitment amount is primarily related to equipment.