Note J — 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 $15.4 million, $14.5 million and $14.9 million for the years ended December 31, 2014, 2013 and 2012, 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, 2014 are as follows:

Operating Leases

In thousands
2015	$	10,012
2016	6,380
2017	5,163
2018	3,340
2019	1,697
Thereafter	1,466
	$	28,058

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

In thousands	2014		2013
Current portion of capital leases	$	134	$	257
Long-term portion of capital leases	185		204
Total capital lease obligation	$	319	$	461

The future minimum lease payments for all capital leases operating as of December 31, 2014 are as follows:

Capital Leases

In thousands
2015	$	134
2016	98
2017	59
2018	23
2019	5
Thereafter	—
	$	319