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			Nine Months Ended
	September 30, 2019			September 30, 2019
Operating lease expense	$	6,752		$	17,915
Variable lease expense		1,328			3,535
Short-term lease expense		147			438
Sublease income		(441	)		(1,274	)
Total net lease expense	$	7,786		$	20,614

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

	Nine Months Ended
	September 30, 2019
Supplemental Cash Flows Information:
Cash paid for amounts included in the measurement of operating lease liabilities	$	17,250
Right-of-use assets obtained in exchange for new operating lease liabilities		26,277
Weighted-average remaining lease term - operating leases	57 months
Weighted-average discount rate - operating leases		4.40	%

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

2019 (excluding the nine months ended September 30, 2019)	$	7,960
2020		25,273
2021		25,146
2022		18,960
2023		12,504
Thereafter		21,898
Total future minimum lease payments (1)		111,741
Less: Interest (2)		(12,279	)
Total	$	99,462

Current operating lease liabilities	$	22,888
Non-current operating lease liabilities		76,574
Total	$	99,462

As of September 30, 2019, we have one operating lease for office space that has not yet commenced of approximately $23 million. This operating lease will commence during 2020 with a lease term through 2031.

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.