Premises and equipment include:


	December 31,
(in thousands)	2023			2022
Land and improvements	$	55,674		$	57,817
Buildings and improvements		209,573			216,593
Furniture and equipment		115,162			111,259
Total cost		380,409			385,669
Accumulated depreciation and amortization		(218,022	)		(212,733	)
Right of use assets		71,184			47,956
Total premises and equipment, net	$	233,571		$	220,892

Depreciation and amortization expense of premises and equipment charged to operations for the years ended December 31, 2023, 2022 and 2021 was $14.4 million, $13.0 million and $13.4 million, respectively.

Operating leases are recorded as a right of use (“ROU”) asset and operating lease liability, included in premises and equipment, net and other liabilities, respectively, on the consolidated balance sheet. Operating lease ROU assets represent the right to use an underlying asset during the lease term and operating lease liabilities represent our obligation to make lease payments arising from the lease. ROU assets and operating lease liabilities are recognized at lease commencement based on the present value of the remaining lease payments using a discount rate that represents our incremental borrowing rate at the lease commencement date. Operating lease expense, which is comprised of amortization of the ROU asset and the implicit interest accreted on the operating lease liability, is recognized on a straight-line basis over the lease term, and is recorded primarily in net occupancy expense in the consolidated statements of income.

Operating leases relate primarily to bank branches, office space and license agreements with remaining lease terms of generally 1 to 30 years, which include options for multiple five and ten year extensions, with a weighted average lease term of 15 years. As of December 31, 2023, operating lease ROU assets and liabilities were $42.1 million and $46.3 million, respectively, and as of December 31, 2022, operating lease ROU assets and liabilities were $38.8 million and $43.0 million, respectively. The lease expense for operating leases was $4.6 million, $4.6 million and $5.2 million for the years ended December 31, 2023, 2022 and 2021, respectively. The weighted average discount rate was 3.04% as of December 31, 2023. Wesbanco also has certain software licenses and maintenance agreements that are not subject to ASC 842, "Leases." Of those, the Bank has a contract with its core banking software provider through 2027, in which it is projected the annual obligation during the contract period will be a minimum of $10.7 million per year.

Finance leases relate primarily to bank branches, equipment and office space with remaining lease terms of generally 5 to 25 years, which include options for multiple five and ten year extensions, with weighted-average lease terms of 10 years. As of December 31, 2023, the finance lease ROU assets and liabilities were $29.1 million and $29.0 million, respectively, and were $9.2 million and $9.8 million, respectively, as of December 31, 2022. The weighted average discount rate was 3.75% and 3.42% as of December 31, 2023 and 2022, respectively. Amortization costs related to finance lease ROU assets was $2.6 million, $0.5 million and $0.4 million for the years ended December 31, 2023, 2022 and 2021, respectively. Interest expense related to finance lease ROU assets was $0.2 million for each of the years ended December 31, 2023, 2022 and 2021, respectively.

Future minimum lease payments under non-cancellable leases with initial or remaining lease terms in excess of one year at December 31, 2023 are as follows (in thousands):


Year	Operating Leases			Finance Leases			Total
2024	$	5,299		$	4,954		$	10,253
2025		5,082			4,930			10,012
2026		4,983			4,885			9,868
2027		4,497			4,641			9,138
2028		3,930			4,614			8,544
2029 and thereafter		35,518			13,929			49,447
Total lease payments	$	59,309		$	37,953		$	97,262
Less: capitalized interest		(13,053	)		(8,949	)		(22,002	)
Present value of lease liabilities	$	46,256		$	29,004		$	75,260