Leases

The Company accounts for its leases under ASU 2016-02, "Leases", Topic 842.

Operating Leases

The Company currently leases certain office equipment and its office and laboratory facilities under non-cancelable operating leases. Rent expense for operating leases is recognized on a straight-line basis over the lease term from the lease commencement date through the scheduled expiration date. Rent expenses totaled $307,000 and $239,000 for the three months ended July 31, 2020 and 2019, respectively. The Company considers its facilities adequate for its current operational needs.

The Company leases the following facilities:


•	One University Plaza, Suite 307, Hackensack, New Jersey 07601, which, since November 2011, serves as the Company’s corporate headquarters. The lease expires in November 2021. The Company recognized $20,000 and $24,000 of rental costs relative to this lease for the three months ended July 31, 2020 and 2019, respectively.


•	1330 Piccard Drive Suite 025, Rockville, MD 20850, which consists of laboratory and office space where the Company conducts operations related to its primary service offerings. The Company executed this lease on January 11, 2017. The operating commencement date was August 11, 2017. This lease originally expired in August 2028.


◦	On March 30, 2020, the Company executed the first amendment to this lease to expand the existing premises at 1330 Piccard Drive, Suite 025 ("Expansion Premises") to add on Suites 050 and 104. This amendment also extended the current lease term by six months. The Expansion Premises operating lease commencement date was June 1, 2020 and, under the amendment, both leases expire February 28, 2029.

◦

In accordance with ASC 842, "Leases", the Company evaluated the first amendment and also performed a reassessment of the existing lease for Suite 025 to determine the impact of the six-month term extension. As a result of this assessment, the Company recognized an additional operating ROU asset and related operating lease liability for Suite 025 of $118,000 and $125,000, respectively, as well as an incremental net rent expense of $8,000 during the three months ended July 31, 2020. The Company did not recognize the incremental rental expense under this amendment during fiscal 2020 as the Expansion Premises lease commencement date was during fiscal 2021.


◦	Upon the Expansion Premises operating lease commencement date (June 1, 2020), the Company recognized an operating ROU asset and related operating lease liability for Suites 050 and 104 of $3.8 million, each, respectively.


◦	For the leases related to Piccard Drive, the Company recognized $244,000 and $151,000 of rental expense for the three months ended July 31, 2020 and 2019.

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1405 Research Boulevard, Suite 125, Rockville, Maryland 20850 (“New Location”), which consists of laboratory and office space where the Company conducted operations related to its primary service offerings. The Company executed this lease on November 1, 2018. The operating commencement date was January 17, 2019. This lease was set to expire in April 2024. The Company recognized $43,000 and $64,000 of rental expense for the three months ended July 31, 2020 and 2019, respectively. The Company terminated this lease on June 30, 2020 and transitioned its activities from this location to the Expansion Premises, as defined above, during the first quarter of fiscal 2021. Upon lease termination, the Company recognized a decrease in the related operating ROU asset and operating lease liability of approximately $850,000 and $926,000, respectively, as well as a gain on lease termination of $76,000.

ROU assets and lease liabilities related to our current operating leases are as follows (in thousands):



	July 31, 2020		July 31, 2019
Operating lease right-of-use assets, net	$	5,673	$	3,103
Current portion of operating lease liabilities	515		457
Non-current portion of operating lease liabilities	6,044		3,553

As of July 31, 2020, the weighted average remaining operating lease term and the weighted average discount rate were 8.42 years and 6.10%, respectively.

Future minimum lease payments due each fiscal year as follows (in thousands):



2021	$	1,117
2022	1,851
2023	1,818
2024	1,844
2025	1,867
Thereafter	7,268
Total	$	15,765

Refer to Note 5, Property and Equipment, for more information on financing leases.