Leases

We lease real estate and certain equipment under numerous lease agreements, most of which contain some renewal options. The total rent expense applicable to operating leases was $13.1 million, $12.4 million, and $13.6 million for the years ended December 31, 2017, 2016, and 2015, respectively.

Step rent provisions and escalation clauses, normal tenant improvements, rent holidays, and other lease concessions are taken into account in computing minimum lease payments. We recognize the minimum lease payments on a straight-line basis over the minimum lease term.

The future minimum rental commitments for all non-cancelable operating leases with terms in excess of one year as of December 31, 2017 are as follows:



In thousands
2018	$	8,753
2019	8,500
2020	6,495
2021	3,889
2022	2,016
Thereafter	1,823
Total	$	31,476

We also lease certain equipment and software under capital leases. Our capital lease obligations at year-end were as follows:



In thousands	2017		2016
Current portion of capital leases	$	506	$	559
Long-term portion of capital leases	486		1,018
Total capital lease obligation	$	992	$	1,577

The future minimum lease payments for all capital leases operating as of December 31, 2017 are as follows:



In thousands
2018	$	506
2019	453
2020	32
2021	1
2022	—
Thereafter	—
Total	$	992