Note 8 — Leases

Effective September 1, 2019 (the start of fiscal 2020), the Company adopted ASU 2016-02, Leases (Topic 842), using the modified retrospective approach and utilizing the effective date as its date of initial application. As a result, prior periods are presented in accordance with the previous guidance in ASC 840, Leases (“ASC 840”). The Company has elected to apply the ‘package of practical expedients’ which allows it to not reassess i) whether existing or expired arrangements contain a lease, ii) the lease classification of existing or expired leases, or iii) whether previous initial direct costs would qualify for capitalization under the new lease standard.

At the inception of an arrangement, the Company determines whether the arrangement is or contains a lease based on the unique facts and circumstances present in the arrangement. Leases with a term greater than one year are recognized on the balance sheet as right-of-use (ROU) assets and short-term and long-term lease liabilities, as applicable. The Company does not have any financing leases that are material in nature.

Operating lease liabilities and their corresponding right-of-use assets are initially recorded based on the present value of lease payments over the expected remaining lease term. The interest rate implicit in lease contracts is typically not readily determinable. As a result, the Company utilizes its incremental borrowing rate to discount lease payments, which reflects the fixed rate at which the Company believes it could borrow on a collateralized basis the amount of the lease payments in the same currency, for a similar term, in a similar economic environment.

The Company has elected not to recognize leases with an original term of one year or less on the balance sheet. The Company typically only includes an initial lease term in its assessment of a lease arrangement. Options to renew a lease are not included in the Company’s assessment unless there is reasonable certainty that the Company will renew.

The following table presents the right-of-use asset and short-term and long-term lease liabilities amounts recorded on the condensed consolidated balance sheet as of May 31, 2020:


	May 31,
	2020
Assets
Operating lease right-of-use asset	$	8,658

Liabilities
Current (accrued expense)	$	1,965
Operating lease long-term liabilities		6,157
Total lease liability	$	8,122

Lease cost

The components of lease costs for the three and nine months ended May 31, 2020 are as follows:

(a)

Includes short-term leases and variable lease costs (e.g. common area maintenance), which are immaterial.

Maturity of lease liability

The maturity of the Company's lease liabilities at May 31, 2020 was as follows:


	Future Operating
Year ending August 31,	Lease Payments
2020 (remaining 3 months)	$	681
2021		1,977
2022		1,333
2023		1,179
2024		1,193
2025 and thereafter		2,598
Less: Interest		(839)
Present value of lease liabilities	$	8,122

The weighted average remaining lease term and discount rates are as follows:


	May 31,
	2020
Lease Term and Discount Rate
Weighted average remaining lease term (years)
Operating leases		5.6
Weighted average discount rate (percentage)
Operating leases		3.1	%

Other Information

Supplemental cash flow information related to leases is as follows:


	Nine Months Ended
	May 31, 2020

Operating cash outflows from operating leases	$	1,818
Total cash paid for amounts included in the measurement of lease liabilities	$	1,818

Minimum lease payments under operating leases prior to adoption of ASU 2016-02 were as follows:


	Future Operating
Year ending August 31,	Lease Payments
2020	$	2,468
2021		2,059
2022		1,371
2023		1,187
2024		1,200
2025 and thereafter		2,608
Total future minimum lease payments	$	10,893

Three Months Ended

Nine Months Ended

May 31, 2020

May 31, 2020

Operating lease cost (a)