Based on the criteria set forth in ASC Topic 842, Leases (“ASC 842”), the Company recognizes ROU assets and lease liabilities related to leases on the Company’s consolidated balance sheets. The Company determines if an arrangement is, or contains, a lease at inception. ROU assets represent the right to use an underlying asset for the lease term and lease liabilities reflect the obligation to make lease payments arising from the lease. At any given time during the lease term, the lease liability represents the present value of the remaining lease payments and the ROU asset is measured at the amount of the lease liability, adjusted for pre-paid rent, unamortized initial direct costs and the remaining balance of lease incentives received. Both the lease ROU asset and liability are reduced to zero at the end of the lease.

The Company leases retail space under non-cancelable lease agreements, which expire on various dates through 2036. Substantially all of these arrangements are store leases. Store leases generally have initial lease terms ranging from five years to fifteen years with renewal options and rent escalation provisions. At the commencement of a lease, the Company includes only the initial lease term as the option to extend is not reasonably certain. The Company does not record leases with a lease term of 12 months or less on the Company’s consolidated balance sheets.

When calculating the lease liability on a discounted basis, the Company applies its estimated discount. The Company bases this discount on a collateralized interest rate as well as publicly available data for instruments with similar characteristics.

In addition to rent payments, leases for retail space contain payments for real estate taxes, insurance costs, common area maintenance, and utilities that are not fixed. The Company accounts for these costs as variable payments and does not include such costs as a lease component.

Due to the adverse impacts of COVID-19, the Company has negotiated rent deferral and payback periods with a number of the Company’s store landlords for the months of April and May 2020. Based on the guidance set forth in the Financial Accounting Standards Board (“FASB”) issued Staff Q&A “Topic 842 and Topic 840: Accounting for Lease Concessions Related to the Effects of the COVID-19 Pandemic” the Company has accounted for these deferrals as if no changes to the lease contract were made and will not elect to apply the lease modification guidance under ASC 842. As of November 1, 2020 the Company has deferred rent of approximately $1.0 million which was recorded within accrued expenses and other current liabilities and will be paid in accordance with the concession arrangements.

The expense components of the Company’s leases reflected on the Company’s consolidated statement of operations were as follows:


	Consolidated Statement	Three Months Ended				Nine Months Ended
	of Operations	November 1, 2020		November 3, 2019		November 1, 2020		November 3, 2019
(in thousands)
Finance lease expenses
Amortization of right-of-use ‎ assets	Selling, general and ‎administrative expenses	$	778	$	542	$	2,092	$	1,168
Interest on lease liabilities	Interest expense		483		368		1,356		802
Total finance lease expense		$	1,261	$	910	$	3,448	$	1,970
Operating lease expense	Selling, general and ‎administrative expenses	$	3,915	$	3,935	$	12,149	$	11,094
Amortization of build-to-suit ‎ leases capital contribution	Selling, general and ‎administrative expenses		329		311		977		790
Variable lease expense	Selling, general and ‎administrative expenses		2,744		1,672		6,782		5,324
Total lease expense¹		$	8,249	$	6,828	$	23,356	$	19,178

¹ Total lease expense in the above table was overstated by $3.9 million for the three and six months ended August 2, 2020. There was no impact to the Condensed Consolidated Financial Statement of Operations or any other disclosures for the three and six months ended August 2, 2020.

Other information related to leases were as follows:


	Nine Months Ended
	November 1, 2020		November 3, 2019
(in thousands)
Cash paid for amounts included in the measurement of lease liabilities:
Financing cash flows from finance leases	$	1,325	$	523
Operating cash flows from finance leases	$	1,356	$	802
Operating cash flows from operating leases	$	11,537	$	9,841

Right-of-use assets obtained in exchange for lease liabilities:
Finance leases	$	8,966	$	41,932
Operating leases	$	11,642	$	12,688

Weighted-average remaining lease term (in years):
Finance leases		13		15
Operating leases		10		10

Weighted-average discount rate:
Finance leases		4.4%		4.5%
Operating leases		4.3%		4.3%

‎

Future minimum lease payments under the non-cancellable leases are as follows as of November 1, 2020:


Fiscal year	Finance		Operating
(in thousands)
2020 (remainder of fiscal year)	$	1,136	$	4,115
2021		4,575		15,722
2022		4,554		15,851
2023		4,582		16,033
2024		4,770		15,383
Thereafter		42,655		78,019
Total future minimum lease payments	$	62,272	$	145,123
Less – Discount		15,710		26,909
Lease liability	$	46,562	$	118,214