Leases

9 Months Ended

Sep. 30, 2019

3. LEASES

Standard Adoption—Effective January 1, 2019, we adopted ASU 2016-02, Leases. This standard was adopted in conjunction with the related updates, ASU 2018-01, Leases (Topic 842): Land Easement Practical Expedient for Transition to Topic 842; ASU 2018-10, Codification Improvements to Topic 842, Leases; ASU 2018-11, Leases (Topic 842): Targeted Improvements; and ASU 2018-20, Leases (Topic 842): Narrow-Scope Improvements for Lessors, collectively “ASC 842,” using a modified-retrospective approach, as required. Consequently, financial information will not be updated and the disclosures required under the new standard will not be provided for dates and periods before January 1, 2019.

The adoption of ASC 842 resulted in a $0.5 million adjustment to the current year’s opening balance in Accumulated Deficit on the consolidated balance sheets as a result of recognizing ROU assets and lease liabilities as well as adjustments to our collectability reserve. Beginning in January 1, 2019, due to the new standard’s narrowed definition of initial direct costs, we now expense significant lease origination costs as incurred, which were previously capitalized as initial direct costs and amortized to expense over the lease term. We capitalized $6.2 million of internal costs for the year ended December 31, 2018, some of which we will continue to capitalize in accordance with the standard. During the nine months ended September 30, 2019, the amount capitalized was $3.0 million, compared to $4.7 million during the nine months ended September 30, 2018. Amounts that were capitalized prior to the adoption of ASC 842 will continue to be amortized over their remaining lives.

Additionally, ASC 842 requires that lessors exclude from variable payments all costs paid by a lessee directly to a third party. For the year ended December 31, 2018, $8.0 million in real estate tax payments made by tenants directly to third parties was recorded by us as both Tenant Recovery Income and Real Estate Taxes. This amount was approximately $1.1 million and $3.8 million for the three and nine months ended September 30, 2018, respectively. Beginning January 1, 2019, such amounts are no longer recognized by us. As the recorded expense was completely offset by the tenant recovery income recorded, this has no net impact to earnings.

Beginning January 1, 2019, operating lease receivables are accounted for under ASC 842, which requires us to recognize changes in the collectability assessment for an operating lease as an adjustment to lease income. For the year ended December 31, 2018, $2.9 million of expense was recorded as Property Operating on our consolidated statements of operations, which would have been recorded as a reduction to Rental Income under the new standard. For the three and nine months ended September 30, 2019, the total amount recorded as a reduction to Rental Income as a result of collectability reserves was $3.1 million and $3.8 million, respectively.

Lessor—The majority of our leases are largely similar in that the leased asset is retail space within our properties, and the lease agreements generally contain similar provisions and features, without substantial variations. All of our leases are currently classified as operating leases.

Approximate future fixed contractual lease payments to be received under non-cancelable operating leases in effect as of September 30, 2019, assuming no new or renegotiated leases or option extensions on lease agreements, are as follows (in thousands):



Year	Amount
Remaining 2019	$	95,874
2020	370,508
2021	328,050
2022	287,573
2023	237,614
2024 and thereafter	670,195
Total	$	1,989,814

No single tenant comprised 10% or more of our aggregate annualized base rent (“ABR”) as of September 30, 2019. As of September 30, 2019, our real estate investments in Florida represented 12.2% of our ABR. As a result, the geographic concentration of our portfolio makes it particularly susceptible to adverse economic or weather developments in the Florida real estate market.

Lessee—On January 1, 2019, as a lessee, we recognized additional operating lease liabilities of $6.2 million with corresponding ROU assets of $6.0 million, and the difference between them was recorded as an adjustment to Accumulated Deficit on the consolidated balance sheets. On adoption of ASC 842, these asset and liability amounts represented the present value of the remaining fixed minimum rental payments under current leasing standards for existing leases, adjusted as appropriate for amounts written off in transition to the new guidance. The initial measurement of a ROU asset may differ from the initial measurement of the corresponding lease liability due to initial direct costs, prepaid lease payments, and lease incentives.

Lease assets, grouped by balance sheet line where they are recorded, consisted of the following as of September 30, 2019 (in thousands):



	September 30, 2019
Assets
Investment in Real Estate:
ROU asset - operating leases	$	4,707
Less: accumulated amortization	(318		)
Total in Investment in Real Estate	4,389
Other Assets:
ROU asset - operating leases	2,540
ROU asset - finance leases	705
Less: accumulated amortization	(865		)
Total in Other Assets	2,380
Total ROU lease assets⁽¹⁾	$	6,769

Liabilities
Accounts Payable and Other Liabilities:
Operating lease liability	$	6,489
Debt Obligations, Net:
Finance lease liability	517
Total lease liabilities⁽¹⁾	$	7,006


⁽¹⁾	As of September 30, 2019, the weighted average remaining lease term was approximately 2.2 years for finance leases and 18.8 years for operating leases. The weighted average discount rate was 3.5% for finance leases and 4.1% for operating leases.

Below are the amounts recorded in our consolidated statements of operations related to our ROU assets and lease liabilities by lease type (in thousands):



	Three Months Ended		Nine Months Ended
	September 30, 2019		September 30, 2019
Statements of operations information:
Finance lease cost:
Amortization of ROU assets	$	71	$	199
Interest on lease liabilities	5		14
Operating lease costs	434		1,231
Short term lease expense	327		1,094

Below are the amounts recorded in our consolidated statements of cash flows related to our leases by type (in thousands):



	Nine Months Ended
	September 30, 2019
Statements of cash flows information:
Operating cash flows used for operating leases	$	(921	)
Financing cash flows used for finance leases	(187		)

Future undiscounted payments for fixed lease charges by lease type, inclusive of options reasonably certain to be exercised, as of September 30, 2019, are as follows (in thousands):



	Undiscounted
	Operating		Finance
Remaining 2019	$	372	$	74
2020	1,174		295
2021	723		98
2022	684		26
2023	529		20
Thereafter	6,419		15
Total undiscounted cash flows from leases	9,901		528
Total lease liabilities recorded at present value	6,489		517
Difference between undiscounted cash flows and present value of lease liabilities	$	3,412	$	11

Leases of Lessee Disclosure

3. LEASES



Year	Amount
Remaining 2019	$	95,874
2020	370,508
2021	328,050
2022	287,573
2023	237,614
2024 and thereafter	670,195
Total	$	1,989,814

Lease assets, grouped by balance sheet line where they are recorded, consisted of the following as of September 30, 2019 (in thousands):



	September 30, 2019
Assets
Investment in Real Estate:
ROU asset - operating leases	$	4,707
Less: accumulated amortization	(318		)
Total in Investment in Real Estate	4,389
Other Assets:
ROU asset - operating leases	2,540
ROU asset - finance leases	705
Less: accumulated amortization	(865		)
Total in Other Assets	2,380
Total ROU lease assets⁽¹⁾	$	6,769

Liabilities
Accounts Payable and Other Liabilities:
Operating lease liability	$	6,489
Debt Obligations, Net:
Finance lease liability	517
Total lease liabilities⁽¹⁾	$	7,006


⁽¹⁾	As of September 30, 2019, the weighted average remaining lease term was approximately 2.2 years for finance leases and 18.8 years for operating leases. The weighted average discount rate was 3.5% for finance leases and 4.1% for operating leases.

Below are the amounts recorded in our consolidated statements of operations related to our ROU assets and lease liabilities by lease type (in thousands):



	Three Months Ended		Nine Months Ended
	September 30, 2019		September 30, 2019
Statements of operations information:
Finance lease cost:
Amortization of ROU assets	$	71	$	199
Interest on lease liabilities	5		14
Operating lease costs	434		1,231
Short term lease expense	327		1,094

Below are the amounts recorded in our consolidated statements of cash flows related to our leases by type (in thousands):



	Nine Months Ended
	September 30, 2019
Statements of cash flows information:
Operating cash flows used for operating leases	$	(921	)
Financing cash flows used for finance leases	(187		)

Future undiscounted payments for fixed lease charges by lease type, inclusive of options reasonably certain to be exercised, as of September 30, 2019, are as follows (in thousands):



	Undiscounted
	Operating		Finance
Remaining 2019	$	372	$	74
2020	1,174		295
2021	723		98
2022	684		26
2023	529		20
Thereafter	6,419		15
Total undiscounted cash flows from leases	9,901		528
Total lease liabilities recorded at present value	6,489		517
Difference between undiscounted cash flows and present value of lease liabilities	$	3,412	$	11