Substantially all of the Company's operating lease right-of-use assets and operating lease liabilities represent real estate leases for office space used to conduct the Company's business that expire on various dates through 2041. Leases generally contain renewal options and escalation clauses based upon increases in the lessors’ operating expenses and other charges. The Company anticipates that most of these leases will be renewed or replaced upon expiration.

The Company assesses at inception of a contract if it contains a lease. This assessment is based on: (1) whether the contract involves the use of a distinct identified asset, (2) whether the Company obtains the right to substantially all the economic benefit from the use of the asset throughout the period, and (3) whether the Company has the right to direct the use of the asset.

The initial right-of-use asset is measured at cost, which is primarily composed of the initial lease liability, plus any initial direct costs incurred, less any lease incentives received. The initial lease liability is measured at the present value of the minimum lease payments through the term of the lease. Minimum lease payments are discounted to present value using the incremental borrowing rate at the lease commencement date, which approximates the rate of interest the Company expects to pay on a secured borrowing in an amount equal to the lease payments for the underlying asset under similar terms and economic conditions. The Company has elected not to recognize right-of-use assets and lease liabilities for short-term leases that have a total term of 12 months or less. The effect of short-term leases on the Company's right-of-use asset and lease liability would not be significant.

The balances and classification of operating lease right-of-use assets and operating lease liabilities within the Condensed Consolidated Balance Sheet is as follows:

(in thousands)		March 31, 2021		December 31, 2020
Balance Sheet
Assets:
Operating lease right-of-use assets	Operating lease assets	$	180,946	$	186,998
Total assets			180,946		186,998
Liabilities:
Current operating lease liabilities	Accrued expenses and other liabilities		43,676		43,542
Non-current operating lease liabilities	Operating lease liabilities		166,997		172,935
Total liabilities		$	210,673	$	216,477

As of March 31, 2021, the Company has entered into future lease agreements expected to commence later in 2021 consisting of undiscounted lease liabilities of $5.3 million.

Lease expense for operating leases consists of the lease payments, inclusive of lease incentives, plus any initial direct costs, and is recognized on a straight-line basis over the lease term. Included in lease expense are any variable lease payments incurred in the period that were not included in the initial lease liability. Variable lease cost is lease payments that are based on an index or similar rate. They are initially measured using the index or rate in effect at lease commencement and are based on the minimum payments stated in the lease. Additional payments based on the change in an index or rate, or payments based on a change in the Company's portion of the operating expenses, including real estate taxes and insurance, are recorded as a period expense when incurred.

The components of lease cost for operating leases for the three months ended March 31, 2021 and 2020 were:

	For the three months ended March 31,
(in thousands)	2021			2020
Operating leases:
Lease cost	$	13,259		$	12,968
Variable lease cost		1,004			845
Short-term lease cost		189			128
Operating lease cost	$	14,452		$	13,941
Sublease income		(351	)		(268	)
Total lease cost net	$	14,101		$	13,673

The weighted average remaining lease term and the weighted average discount rate for operating leases as of March 31, 2021 were:

Maturities of the operating lease liabilities by fiscal year at March 31, 2021 for the Company's operating leases are as follows:

(in thousands)	Operating leases
2021 (Remainder)	$	37,001
2022		47,493
2023		40,274
2024		31,850
2025		23,683
Thereafter		50,488
Total undiscounted lease payments		230,789
Less: Imputed interest		20,116
Present value of lease payments	$	210,673

Supplemental cash flow information for operating leases for the three months ended March 31, 2021 and 2020:

	For the three months ended March 31,
(in thousands)	2021		2020
Cash paid against amounts included in measurement of liabilities
Operating cash flows from operating leases	$	13,819	$	13,001
Right-of-use assets obtained in exchange for new operating liabilities	$	5,232	$	19,158