The Company is a lessee in several noncancelable operating leases, primarily for its corporate office, additional office space and certain office equipment. Beginning January 1, 2019, the Company accounts for leases in accordance with ASC Topic 842, Leases. The Company determines if an arrangement is or contains a lease at contract inception. The Company recognizes a right of use (ROU) asset and a lease liability at the lease commencement date.

For operating leases, the ROU asset is initially measured at the initial measurement amount of the lease liability, plus initial direct costs, plus (minus) any prepaid (accrued) lease payments, less the lease incentive received. For operating leases, the ROU asset is subsequently measured at cost, less accumulated amortization, less any accumulated impairment losses. Lease expense is recognized on a straight-line basis over the lease term.

Variable lease payments associated with the Company’s leases are recognized in the period in which the obligation for those payments is incurred. Variable lease payments are presented as operating expense in the Company’s condensed consolidated statement of operations in the same line item as expense arising from fixed lease payments.

Operating lease ROU assets are presented as Right-of-use-assets within Other assets on the consolidated balance sheet. The current portion of operating lease liabilities is included in other liabilities-current and the long-term portion is included in Other liabilities on the consolidated balance sheet.

The Company has elected not to recognize ROU assets and lease liabilities for short-term leases that have a lease term of 12 months or less. The Company recognizes the lease payments associated with its short-term leases of office space and office equipment as an expense on a straight-line basis over the lease term. The Company’s leases may include non-lease components such as common area maintenance. The Company has elected the practical expedient to account for the lease and non-lease components as a single lease component, therefore, for all of our operating leases, the lease payments used to measure the lease liability include all of the fixed consideration in the contract.

The Company’s operating leases expire over the next four years. The Company’s operating leases may contain renewal options however, because the Company is not reasonably certain to exercise these renewal options, the options are not included in the lease term and associated potential option payments are excluded from lease payments. Payments due under the lease contracts include fixed payments and in certain of the Company’s leases, variable payments. Variable lease payments consist of the Company’s proportionate share of the building’s property taxes, insurance, electricity and other common area maintenance costs.

	For the Three Months Ended March 31, 2021		For the Three Months Ended March 31, 2020
Operating lease cost	$	574	$	565
Short-term lease cost		219		147
Variable lease cost		67		162
	$	860	$	874

As of March 31, 2021, the operating lease ROU assets, short-term operating lease liabilities and long-term operating lease liabilities were $4.5 million, $4.3 million and $2.3 million, respectively.

For the Current Quarter and Prior Year Quarter, cash paid for lease liabilities for operating leases was $0.7 million and $0.7 million, respectively. There were no ROU assets exchanged and no operating lease obligations assumed during the Current Quarter. In the Current Quarter, there were no reductions to ROU assets resulting from reductions to lease obligations. The Company recognized $0.1 million in sublease income during the Current Quarter and $0.1 million in the Prior Year Quarter. Sublease income is presented in operating expenses.

Because we generally do not have access to the rate implicit in the leases, the Company utilizes our incremental borrowing rate as the discount rate. As of March 31, 2021, the weighted average remaining operating lease term is 3.02 and the weighted average discount rate for the operating leases is 8.41%.

Maturities of lease liabilities under non-cancellable leases as of March 31, 2021 are as follows:

	Operating Leases
Remainder of 2021	$	2,100
2022		2,200
2023		2,109
2024		1,079
Total undiscounted lease payments	$	7,488
Less: Imputed interest		868
Total lease liabilities	$	6,620