Note M. Leases and Contingencies

The Company operates parking facilities under operating leases expiring on various dates, generally prior to 2019. Certain of the leases contain options to renew at the Company's discretion.

Total future annual rent expense is not determinable as a portion of such future rent is contingent based on revenues. At December 31, 2012, the Company's minimum rental commitments, excluding contingent rent provisions under all non-cancelable operating leases, are as follows:


2013(1)	$	168,254
2014		131,077
2015		109,342
2016		90,991
2017		73,005
2018 and thereafter,		269,311

	$	841,980

(1): $30,688 is included in 2013's minimum commitments for leases that expire in less than one year.

Rent expense, including contingent rents, was $173,502, $108,324 and $101,623 in 2012, 2011 and 2010, respectively.

Contingent rent expense was $79,552, $58,309 and $53,211 in 2012, 2011 and 2010, respectively. Contingent rent expense consists primarily of percentage rent payments, which will cease at various times as certain leases expire.

We enter into contingent purchase price arrangements from time to time for our business combinations and depending upon the date of the business combination, some of our contingent purchase price arrangements are not reflected in our consolidated balance sheet as those acquisitions occurred prior to the adoption of the most recent guidance on business combinations which now requires these to be recorded at fair value on the date of the acquisition. Our contingent payment obligations outstanding under previous business combination rules totaled $255 and $536, as of December 31, 2012 and 2011, respectively, assuming all performance targets would be achieved as of December 31, 2012 and 2011, and on an aggregate undiscounted basis. Such contingent payments will be accounted for as additional purchase price if the performance criteria are achieved; accordingly, this contingent payment obligation is not recorded at December 31, 2012. In addition, as of December 31, 2012 we have accrued $239 for contingent payment obligations incurred in 2012 under previous business combination rules. We have recorded a contingency obligation for acquisitions subsequent to the adoption of the most recent guidance on business combinations, in the amount of $3,324, of which $2,008 is included in the other long-term liabilities and $1,316 is included in accrued expenses at December 31, 2012.