Substantially all of the Company's operating lease right-of-use assets and operating lease liabilities represent real estate leases for office space used to conduct the Company's business that expire on various dates through 2043. Leases generally contain renewal options and escalation clauses based upon increases in the lessors’ operating expenses and other charges. The Company anticipates that most of these leases will be renewed or replaced upon expiration.

The Company assesses at inception of a contract if it contains a lease. This assessment is based on: (1) whether the contract involves the use of a distinct identified asset, (2) whether the Company obtains the right to substantially all the economic benefit from the use of the asset throughout the period, and (3) whether the Company has the right to direct the use of the asset.

The right-of-use asset is initially measured at cost, which is primarily composed of the initial lease liability, plus any initial direct costs incurred, less any lease incentives received. The lease liability is initially measured at the present value of the minimum lease payments through the term of the lease. Minimum lease payments are discounted to present value using the incremental borrowing rate at the lease commencement date, which approximates the rate of interest the Company expects to be paid on a secured borrowing in an amount equal to the lease payments for the underlying asset under similar terms and economic conditions. The Company has elected not to recognize right-of-use assets and lease liabilities for short-term leases that have a total term of 12 months or less. The effect of short-term leases on the Company's right-of-use asset and lease liability would not be significant.

The balances and classification of operating lease right-of-use assets and operating lease liabilities within the Condensed Consolidated Balance Sheet is as follows:

(in thousands)		March 31, 2020		December 31, 2019
Balance Sheet
Assets:
Operating lease right-of-use assets	Operating lease assets	$	193,591	$	184,288
Total Assets			193,591		184,288
Liabilities:
Current operating lease liabilities	Accrued expenses and other liabilities		43,352		43,415
Non-current operating lease liabilities	Operating lease liabilities		176,748		167,855
Total Liabilities		$	220,100	$	211,270

As of March 31, 2020, the Company has entered into future lease agreements expected to commence later in 2020 and 2021 consisting of undiscounted lease liabilities of $11.3 million and $.6 million, respectively.

Lease expense for operating leases consists of the lease payments, inclusive of lease incentives, plus any initial direct costs, and is recognized on a straight-line basis over the lease term. Included in lease expense are any variable lease payments incurred in the period that were not included in the initial lease liability. Variable lease cost is lease payments that are based on an index or similar rate. They are initially measured using the index or rate in effect at lease commencement and are based on the minimum payments stated in the lease. Additional payments based on the change in an index or rate, or payments based on a change in the Company's portion of the operating expenses, including real estate taxes and insurance, are recorded as a period expense when incurred.

The components of lease cost for operating leases for the three months ended March 31, 2020 were:

(in thousands)	Three months ended March 31, 2020			Three months ended March 31, 2019
Operating leases:
Lease cost	$	12,968		$	12,088
Variable lease cost		845			713
Short-Term lease cost		128			—
Operating lease cost	$	13,941		$	12,801
Sublease income		(268	)		—
Total lease cost net	$	13,673		$	12,801

The weighted average remaining lease term and the weighted average discount rate for operating leases as of March 31, 2020 were:

Maturities of the operating lease liabilities by fiscal year at March 31, 2020 for the Company's operating leases are as follows:

(in thousands)	Operating Leases
2020 (Remainder)	$	37,172
2021		48,817
2022		41,138
2023		34,417
2024		26,685
Thereafter		58,148
Total undiscounted lease payments		246,377
Less: Imputed interest		26,277
Present value of lease payments	$	220,100

(in thousands)	Three months ended March 31, 2020		Three months ended March 31, 2019
Cash paid for amounts included in measurement of liabilities
Operating cash flows from operating leases	$	13,001	$	12,311
Right-of-use assets obtained in exchange for new operating liabilities	$	19,158	$	2,439