Leases

We lease real estate and certain equipment under numerous lease agreements, most of which contain some renewal options. The total rent expense applicable to operating leases was $14.5 million, $15.4 million, and $14.5 million for the years ended December 31, 2015, 2014, and 2013, respectively.

Step rent provisions and escalation clauses, normal tenant improvements, rent holidays, and other lease concessions are taken into account in computing minimum lease payments. We recognize the minimum lease payments on a straight-line basis over the minimum lease term.

The future minimum rental commitments for all non-cancelable operating leases with terms in excess of one year as of December 31, 2015 are as follows:



In thousands
2016	$	11,565
2017	10,676
2018	7,686
2019	5,343
2020	3,121
Thereafter	4,630
	$	43,021

We also lease certain equipment and software under capital leases. Our capital lease obligations at year-end were as follows:



In thousands	2015		2014
Current portion of capital leases	$	132	$	134
Long-term portion of capital leases	204		185
Total capital lease obligation	$	336	$	319

The future minimum lease payments for all capital leases operating as of December 31, 2015 are as follows:



In thousands
2016	$	132
2017	100
2018	58
2019	32
2020	14
Thereafter	—
	$	336