Leases

9 Months Ended

Oct. 31, 2019

We lease office facilities under non-cancelable operating lease agreements expiring through July 2032. Our lease agreements do not contain any material residual value guarantees or restrictive covenants. During the three months ended October 31, 2019, we amended an existing office facility lease to extend the lease term and add additional office space resulting in additional lease payments of $19.4 million. The components of lease costs were as follows (in thousands):


	Three Months Ended		Nine Months Ended
	October 31, 2019		October 31, 2019
Fixed operating lease cost	$	8,509	$	25,220
Variable lease cost ⁽¹⁾	2,122		6,464
Short-term lease cost (12 months or less)	1,412		3,757
Total lease cost	$	12,043	$	35,441

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⁽¹⁾Variable lease cost for the three and nine months ended October 31, 2019 predominantly includes common area maintenance charges.

Future lease payments under our non-cancelable operating leases as of October 31, 2019 were as follows (in thousands):


Fiscal Years Ending January 31,	Operating Leases
The remainder of 2020	$	8,359
2021	34,411
2022	28,489
2023	23,507
2024	17,782
Thereafter	42,051
Total future lease payments	154,599
Less: imputed interest	(28,002)
Present value of lease liabilities	$	126,597

Future lease payments in the above table do not include a facility operating lease that has not commenced with undiscounted cash flows of $7.9 million. This lease will commence in fiscal year 2021 with a lease term of 12.4 years.

Supplemental cash flow information related to our operating leases for the nine months ended October 31, 2019 as well as the weighted-average remaining lease term and weighted-average discount rate as of October 31, 2019 were as follows:


Cash paid for amounts included in the measurement of lease liabilities (in thousands)	$	24,403
Operating lease right-of-use assets obtained in exchange for operating lease liabilities	$	14,937
Weighted-average remaining lease term (years)	5.71
Weighted-average discount rate	6.52		%

As previously disclosed in our Annual Report on Form 10-K for the year ended January 31, 2019 and under the previous lease accounting standard, ASC 840, Leases, the following table summarizes the future minimum lease payments due under operating leases as of January 31, 2019 (in thousands):


Year Ending January 31,	Operating Leases
2020	$	31,297
2021	28,573
2022	24,381
2023	20,440
2024	14,780
Thereafter	30,096
Total	$	149,567