The Company determines if an arrangement contains a lease at its inception. ROU assets and liabilities are recognized at commencement date based on the present value of lease payments over the lease term and leases are included in operating lease ROU assets, accrued liabilities, for the current portion of operating lease liabilities, and operating lease liabilities, non-current on our consolidated balance sheets. As the rate implicit in the lease is not readily determinable, the Company uses its incremental borrowing rate based on the information available at the commencement date in determining the present value of future lease payments. The Company took into consideration its credit rating and the length of the lease when calculating the incremental borrowing rate. The Company considers the options to extend or terminate the lease in determining the lease term, when it is reasonably certain to exercise one of the options. The Company combines lease and non-lease components into a single lease component for its real estate and equipment leases.

The Company has entered into operating leases primarily for office real estate. The leases have remaining lease terms ranging from one year to 11 years. Some leases include an option to extend the leases for up to seven years and some leases include an option to terminate after three years from the commencement date. The depreciable life of ROU assets is limited by the expected lease term.

The Company earns sublease income from subleases for a portion of the former headquarters. The subleases expire in 2020.

	Three Months Ended			Nine Months Ended
	September 30, 2019			September 30, 2019
Operating lease cost	$	7,955		$	18,117
Sublease income		(664	)		(1,790	)
Net operating lease cost	$	7,291		$	16,327

Supplemental cash flow information related to leases is as follows (in thousands):

	Three months ended		Nine Months Ended
	September 30, 2019		September 30, 2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash outflows from operating leases	$	4,892	$	12,332
Right-of-use assets obtained in exchange for lease obligations:
Operating leases	$	32,014	$	115,794

Supplemental balance sheet information related to leases was as follows (in thousands, except lease term and discount rate):

	As of
	September 30, 2019
Operating lease right-of-use assets	$	142,110
Included in accounts payable and accrued liabilities:
Operating lease liability, current		16,600
Operating lease liability, non-current		142,134
Total operating lease liability	$	158,734

Weighted Average Remaining Lease Term
Operating leases (in years)	9.51
Weighted Average Discount Rate
Operating leases		5.18	%

Future lease payments under operating leases as of September 30, 2019 were as follows (in thousands):

Year ending December 31,	Operating Leases
2019 (remaining 3 months)	$	4,969
2020		21,521
2021		26,395
2022		22,690
2023		23,164
Thereafter		132,455
Total future lease payments		231,194
Less: imputed interest		(50,173	)
Less: expected tenant improvement allowance		(22,287	)
Total	$	158,734

As of September 30, 2019, the Company has additional operating leases, primarily corporate offices, that have not yet commenced of $129.0 million. These operating leases will commence in the remainder of fiscal year 2019 and fiscal year 2020 with lease terms of 6 years to 11 years.

The following table summarizes the future minimum lease payments due under operating leases as of December 31, 2018 and reflect the application of the prior lease standard (ASC 840, Leases). These amounts were disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2018 (in thousands):

Year ending December 31,	Operating Leases
2019	$	16,817
2020		29,124
2021		32,034
2022		32,844
2023		33,414
Thereafter		223,472
Less: sublease income		(3,711	)
Total	$	363,994