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 $11.6 million and $13.1 million for the years ended December 31, 2018 and 2017.

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, 2018 are as follows:



In thousands
2019	$	9,645
2020	8,815
2021	7,425
2022	5,456
2023	2,349
Thereafter	1,328
Total	$	35,018

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



In thousands	2018		2017
Current portion of capital leases	$	748	$	506
Long-term portion of capital leases	676		486
Total capital lease obligation	$	1,424	$	992

The future minimum lease payments for all capital leases operating as of December 31, 2018 are as follows:



In thousands
2019	$	748
2020	307
2021	131
2022	133
2023	104
Thereafter	—
Total	$	1,423