We have operating leases for: (i) real estate which include both office space and statement production and mailing facilities; (ii) our outsourced data center environment; and (iii) operating equipment. Our leases have remaining terms of up to eight years, some of which include options to extend the leases for up to an additional ten years. For leases commencing prior to 2019, we used the noncancelable term to calculate the related right-of-use asset and corresponding lease liability. The exercise of lease renewal options is at our sole discretion. Additionally, certain of our leases include payments that are adjusted periodically for inflation.

We have made an accounting policy election not to recognize on our balance sheet, leases with an initial term of twelve months or less, for any class of underlying asset. We have also made an election for real estate leases beginning in 2019 and later, not to separate the lease and non-lease components, but rather account for the entire arrangement as a single lease component (a practical expedient allowed under ASC 842). For our outsourced data center environment agreement, we have concluded that there are lease and non-lease components, and have allocated the consideration in the agreement on a relative stand-alone price basis. Due to the significant assumptions and judgements required in accounting for leases (to include whether a contract contains a lease, the allocation of the consideration, and the determination of the discount rate), the judgements and estimates made could have a significant effect on the amount of assets and liabilities recognized.

We sublease certain of our leased real estate to third parties. These subleases have remaining lease terms of up to four years and certain subleases have renewal terms that can extend the lease for up to an additional two years.

	Quarter Ended			Six Months Ended
	June 30, 2019			June 30, 2019
Operating lease expense	$	5,864		$	11,163
Variable lease expense		1,284			2,207
Short-term lease expense		151			291
Sublease income		(421	)		(833	)
Total net lease expense	$	6,878		$	12,828

Other information related to leases was as follows (in thousands, except term and discount rate):

	Six Months Ended
	June 30, 2019
Supplemental Cash Flows Information:
Cash paid for amounts included in the measurement of operating lease liabilities	$	11,016
Right-of-use assets obtained in exchange for new operating lease liabilities		21,452
Weighted-average remaining lease term – operating leases	59 months
Weighted-average discount rate – operating leases		4.60	%

Future minimum lease payments under non-cancelable leases as of June 30, 2019 were as follows (in thousands):

2019 (excluding the six months ended June 30, 2019)	$	14,154
2020		24,743
2021		24,136
2022		18,248
2023		12,015
Thereafter		20,104
Total future minimum lease payments (1)		113,400
Less: Interest (2)		(13,128	)
Total	$	100,272

Current operating lease liabilities	$	22,279
Non-current operating lease liabilities		77,993
Total	$	100,272

As of June 30, 2019, we have two operating leases for office space that have not yet commenced of approximately $24 million. These operating leases will commence during 2019 and 2020 with leases term through 2021 and 2031, respectively.

Future minimum lease payments under non-cancelable leases as of December 31, 2018 were as follows: 2019 – $16.6 million; 2020 – $14.1 million; 2021 – $13.1 million; 2022 – $11.5 million; 2023 – $9.6 million; and thereafter – $14.7 million.