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, as discussed further in Note 11; 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.

	Year Ended
	December 31, 2019
Operating lease expense	$	24,670
Variable lease expense		4,647
Short-term lease expense		583
Sublease income		(1,710	)
Total net lease expense	$	28,190

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

	Year Ended
	December 31, 2019
Supplemental Cash Flows Information:
Cash paid for amounts included in the measurement of operating lease liabilities	$	24,006
Right-of-use assets obtained in exchange for new operating lease liabilities		33,782
Weighted-average remaining lease term - operating leases	59 months
Weighted-average discount rate - operating leases		4.32	%

Future minimum lease payments under non-cancelable leases as of December 31, 2019 were as follows (in thousands):

2020	$	25,976
2021		25,134
2022		20,251
2023		15,097
2024		13,848
Thereafter		12,639
Total future minimum lease payments (1)		112,945
Less: Interest (2)		(11,567	)
Total	$	101,378

Current operating lease liabilities	$	22,442
Non-current operating lease liabilities		78,936
Total	$	101,378

As of December 31, 2019, we have an 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. Additionally, prior to December 31, 2019 we entered into an agreement to upgrade the processors at our outsourced data center environment in 2020. As a result, when we have access and control of the new asset, we will account for the termination of the original agreement by writing off the remaining right-of-use asset and lease liability, and recording a new right-of-use asset and lease liability. At this time, we expect the net impact of these entries will increase the related right-of-use asset and lease liability by approximately $12 million.

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. Total lease expense for 2018 and 2017 was $19.0 million and $16.4 million, respectively.