LEASES

In February 2016, the FASB issued ASU 2016-02, “Leases”, on the recognition, measurement, presentation and disclosure of leases for both parties to a contract (i.e., lessees and lessors). The new standard requires lessees to apply a dual approach, classifying leases as either finance or operating leases based on the principle of whether or not the lease is effectively a financed purchase by the lessee. This classification will determine whether lease expense is recognized based on an effective interest method or on a straight-line basis over the term of the lease, respectively. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification.

The Company has elected the short-term lease exception for leases with a term of 12 months or less. As part of this election it will not recognize right-of-use assets and lease liabilities on the balance sheet for leases with terms less than 12 months. The Company also elected the practical expedient to not separate lease and non-lease components for all our leases. This will result in the initial and subsequent measurement of the balances of the right-of-use asset and lease liability being greater than if the policy election was not applied.

Some leases include one or more options to renew. The exercise of lease renewal options is typically at the Company's sole discretion; therefore, the majority of renewals to extend the lease terms are not included in our right of use assets and lease liabilities as they are not reasonably certain of exercise. The Company regularly evaluates the renewal options, and, when it is reasonably certain of exercise, it will include the renewal period in its lease term. Lease modifications result in remeasurement of the lease liability.

The right-of-use asset and lease liability are initially measured at the present value of the lease payments, discounted using the interest rate implicit in the lease or, if that rate cannot be readily determined, the Company's incremental borrowing rate based on the information available at the date of adoption in determining the present value of the lease payments.

Some of the real estate leases contain variable lease payments, including payments based on an index or rate. Variable lease payments based on an index or rate are initially measured using the index or rate in effect at lease adoption. Additional payments based on the change in an index or rate are recorded as a period expense when incurred.

The Company has various operating leases for office space, vehicles and office equipment that expire through 2030. Below is a summary of our operating right-of-use assets and operating lease liabilities as of March 31, 2019:



	March 31, 2019
	(unaudited)
Operating right-of-use assets	$	51,875

Operating lease liabilities, current	$	3,468
Operating lease liabilities long-term	52,697
Total operating lease liabilities	$	56,165

The short term lease liabilities is included within accrued expenses and other short term liabilities in the consolidated balance sheet.

Minimum lease payments for our right of use assets over the remaining lease periods as of March 31, 2019, are as follows:



	March 31, 2019
	(unaudited)
2019	$	3,114
2020	9,005
2021	7,860
2022	7,863
2023	7,673
Thereafter	32,373

Total undiscounted lease payments	$	67,888

Less: Interest	(11,723		)

Present value of lease liabilities	$	56,165

As of March 31, 2019, the Company had an additional operating lease that had not yet commenced of $8,684. This operating lease will commence in the second quarter of 2019 with a lease term through 2028.

The weighted average remaining lease terms and discount rates for all of operating leases were as follows as of March 31, 2019:



Remaining lease term and discount rate:
Weighted average remaining lease term (years)	8.86

Weighted average discount rate	4.02	%

Total rent expenses for the three months ended March 31, 2019 and 2018 were $1,701 and $980, respectively.