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Leases

3 Months Ended

Mar. 31, 2020

The Company leases parking facilities, office space, warehouses, vehicles and equipment and determines if an arrangement is a lease at inception. The Company rents or subleases certain real estate to third parties. The Company's sublease portfolio consists of operating leases for space within our leased parking facilities.

The Company accounts for leases in accordance with Topic 842. Operating lease ROU assets and lease liabilities are recognized at commencement date based on the present value of lease payments over the lease term. ROU assets represent the Company's "right-of-use" over an underlying asset for the lease term, and lease liabilities represent our obligation to make lease payments arising from the lease. The ROU asset includes cumulative prepaid or accrued rent on adoption date, unamortized lease incentives, unamortized initial direct costs, unamortized favorable acquired lease contracts, net and unfavorable acquired lease contracts, net. The short term lease exception has been applied to leases with an initial term of 12 months or less and these leases are not recorded on the balance sheet.

As most of the Company's leases do not provide an implicit rate, the Company uses its incremental borrowing rate based on the information available at commencement date in determining the present value of lease payments. The Company uses the implicit rate when readily determinable. Lease expense is recognized on a straight-line basis over the lease term.

For leases that include one or more options to renew, the exercise of such renewal options is at the Company's sole discretion or mutual agreement. Equipment and vehicle leases also include options to purchase the leased property. The depreciable life of assets and leasehold improvements are limited by the expected lease term, unless there is a transfer of title or purchase option reasonably certain of exercise.

Variable lease components comprising of payments that are a percentage of parking services revenue based on contractual levels and rental payments adjusted periodically for inflation are not included in lease liability. The Company's lease agreements do not contain any material residual value guarantees or material restrictive covenants.

Consistent with other long-lived assets or asset groups that are held and used, the Company tests ROU assets when impairment indicators are present as detailed in Note 1. Significant Accounting Policies and Practices. As a result of the effect of COVID-19 on the Company's expected future operating cash flows, the Company determined certain impairment testing triggers had occurred within its asset groups. Accordingly, the Company performed an undiscounted cash flow analysis on certain operating lease ROU assets as of March 31, 2020. Based on the undiscounted cash flow analysis, the Company determined that certain ROU asset groups had net carrying values that exceeded their estimated undiscounted future cash flows and fair value for these asset groups was determined. The fair value of ROU assets measured at fair value on a non-recurring basis, which is classified as Level 3 in the fair value hierarchy, was determined based on estimates of future discounted cash flows. The estimated fair values were compared to the net carrying values, and, as a result, ROU assets held and used with a carrying amount of $224.9 million were determined to have a fair value of $147.4 million resulting in an impairment charge of $77.5 million in the Commercial segment, included within Lease impairment in the Condensed Consolidated Statement of Income for the three months ended March 31, 2020. No lease impairment charges were recognized during the three months ended March 31, 2019.

In April 2020, the FASB staff provided accounting elections for entities that receive or provide lease-related concessions to mitigate the economic effects of COVID-19 on lessees. The Company elected not to evaluate whether certain concessions provided by lessors in response to the COVID-19 pandemic, that are within the scope of additional interpretation provided by the FASB in April 2020, were lease modifications and has also elected not to apply modification guidance under ASC 842. These concessions will be recognized as a reduction of rent expense in the month they occur and will be recorded within Cost of parking services within

the Condensed Consolidated Statements of Income. COVID-19 lease concessions were not material for the three months ended March 31, 2020.

Service concession arrangements within the scope of ASU No. 2017-10, Service Concession Arrangements (Topic 853): Determining the Customer of the Operation Services, are excluded from the scope of Topic 842. Lease costs associated with these arrangements are recorded as a reduction of revenue. See Note 4. Revenue for further discussion.

The components of ROU assets and lease liabilities and classification on the Condensed Consolidated Balance Sheet as of March 31, 2020 and December 31, 2019 were as follows:



(millions) (unaudited)	Classification	March 31, 2020		December 31, 2019
Assets
Operating	Right-of-use assets	$	324.6	$	431.7
Finance	Leasehold improvements, equipment and construction in progress, net	20.0		18.6
Total leased assets		$	344.6	$	450.3
Liabilities
Current
Operating	Short-term lease liabilities	$	108.5	$	115.2
Finance	Current portion of long-term obligations under credit facility and other long-term borrowings	3.5		3.1
Noncurrent
Operating	Long-term lease liabilities	305.7		327.7
Finance	Other long-term borrowings	16.6		15.6
Total lease liabilities		$	434.3	$	461.6

The components of lease cost and classification in the Condensed Consolidated Statement of Income for the three months ended March 31, 2020 and 2019 were as follows:



		Three Months Ended
(millions) (unaudited)	Classification	March 31, 2020		March 31, 2019
Operating lease ^(a)	Cost of services - lease type contracts	$	35.6	$	41.4
Short-term lease ^(a)	Cost of services - lease type contracts	8.8		3.8
Variable Lease	Cost of services - lease type contracts	7.8		13.1
Operating lease cost		52.2		58.3
Finance lease cost
Amortization of leased assets	Depreciation and amortization	0.7		0.5
Interest on lease liabilities	Interest expense	0.2		0.2
Lease impairment	Lease impairment	77.5		—
Net lease cost		$	130.6	$	59.0

^(a) Operating lease cost included in General and administrative expenses are related to leases for office space amounting to $1.5 million and $1.3 million for the three months ended March 31, 2020 and 2019, respectively.

Sublease income generated during the three months ended March 31, 2020 and 2019 was $0.4 million and $0.7 million, respectively.

The Company has not entered into operating lease arrangements as of March 31, 2020 that commence in future periods.

Maturities of lease liabilities, lease term, and discount rate information as of March 31, 2020 were as follows:



(millions) (unaudited)	Operating Leases Liabilities			Finance Leases Liabilities			Total
2020	$	100.3		$	3.3		$	103.6
2021	106.1			4.4			110.5
2022	85.6			3.9			89.5
2023	58.2			2.9			61.1
2024	39.3			1.8			41.1
After 2024	97.3			6.2			103.5
Total lease payments	486.8			22.5			509.3
Less: Imputed interest	72.6			2.4			75.0
Present value of lease liabilities	$	414.2		$	20.1		$	434.3
Weighted-average remaining lease term (years)	5.5			6.5
Weighted-average discount rate	4.9		%	4.8		%

Future sublease income for the above periods shown was excluded as the amounts are not material.

Supplemental cash flow information related to leases for the three months ended March 31, 2020 and 2019 was as follows:



	Three Months Ended
(millions) (unaudited)	March 31, 2020		March 31, 2019
Cash paid for amounts included in the measurement of lease liabilities
Operating cash flows related to operating leases	$	50.3	$	47.7
Operating cash flows related to finance leases	0.2		0.2
Financing cash flows related to finance leases	0.8		0.5
Leased assets obtained in exchange for new operating liabilities	8.1		25.5
Leased assets obtained in exchange for new finance lease liabilities	2.1		0.4

Leases