Note 7. Operating and Capital Lease Commitments and Total Rental Expense

The Company leases its facilities under various non-cancelable agreements, which require various minimum annual rentals and may also require the payment of normal common area maintenance on the properties.

All of the Company’s 493 leases are operating leases with renewal options and are included in right-of-use assets – operating leases, current portion of operating lease obligation and noncurrent operating lease obligation on our consolidated balance sheets. These assets and liabilities are recognized at the commencement date based on the present value of remaining lease payments over the lease term using the Company’s incremental borrowing rates or implicit rates, when readily determinable. Short-term operating leases which have an initial term of 12 months or less are not recorded on the consolidated balance sheets.


	Three Months Ended
	March 31,
	2020			2019
Lease cost:
Operating lease cost	$	4,469		$	4,881
Short-term lease cost		1,518			1,047
Variable lease cost		294			16
Total lease cost	$	6,281		$	5,944

Other Information:
Payments included in the measurement of lease liabilities
Operating cash flows from operating leases	$	4,409		$	4,819
Right-of-use assets obtained in exchange for new operating lease liabilities	$	2,191		$	1,701
Weighted-average remaining lease term - operating leases		3.8 years			2.7 years
Weighted-average discount rate - operating leases		9.0	%		9.0	%

Future minimum lease payments for our operating leases as of March 31, 2020 were as follows:


	Operating
Fiscal Years	Leases
Remaining 2020	$	11,833
2021		12,142
2022		8,007
2023		4,760
2024		2,783
Thereafter		3,683
Total minimum lease payments		43,208
Less imputed interest		(6,576)
Present value of net minimum lease payments		36,632
Less current portion of operating lease obligation		(12,741)
Operating lease obligation	$	23,891

Utilities, property & casualty insurance, and repairs & maintenance expenses have been reclassified to the occupancy line item on the consolidated statements of operations and comprehensive loss. Previously, occupancy consisted of rent, common area maintenance, and real estate tax expenses. Utilities, property & casualty insurance, and repairs & maintenance were part of other operating expenses.