Note 9. Leases

12 Months Ended

Dec. 31, 2019

Leases [Abstract]

Leases

As described further in "Note 2. Summary of Significant Accounting Policies", we adopted Topic 842 as of January 1, 2019. Prior period amounts have not been adjusted and continue to be reported in accordance with our historic accounting under Topic 840.

Generally, our leasing activity consists of office leases. As of January 1, 2019, we had three existing leases for office space. In October 2015, we signed a three-year lease extension for our former 16,059 square-foot corporate headquarters in Morrisville, NC. This lease expired on October 31, 2019 and as of January 1, 2019, we had remaining minimum lease payments of $135,000. A ROU asset and corresponding lease liability was recorded for this amount on January 1, 2019.

In March 2019, we signed a new lease to move our corporate headquarters to Raleigh, North Carolina. As we continue our transition from a services-based company to a cloud-based platform company, the new lease affords us the ability to separate our warehouse from our corporate office. The new lease, which has a lease commencement date of October 2, 2019, is for 9,766 square feet and expires December 31, 2027. Minimum lease payments are $2,997,000, not including a tenant improvement allowance of $488,000, which is included in fixed assets as of December 31, 2019. We recognized a ROU asset and corresponding lease liability of $2,596,000, which represents the present value of minimum lease payments discounted at 3.77%, the Company’s incremental borrowing rate at lease inception.

Additionally, we have an office in Salt Lake City, Utah, which is on a short-term lease that is less than twelve months. As a result, we have elected the short-term lease recognition exemption for our Utah office lease, which means, for those leases that qualify, we will not recognize ROU assets or lease liabilities.

In connection with the Company’s acquisition of VWP (See Note 4), the Company assumed two short term leases in New York City, NY and entered into a three-year office lease in Florida. We have elected the short term lease exemption for the two New York leases. For the Florida lease, which was signed on January 4, 2019, we recognized a ROU asset and corresponding lease liability of $125,000, which represents the present value of minimum lease payments discounted at 4.25%, the Company’s incremental borrowing rate at lease inception.

Lease liabilities totaled $2,693,000 as of December 31, 2019. The current portion of this liability of $384,000 is included in accrued expenses on the Consolidated balance sheets and the long-term portion of $2,309,000 is included in Lease liabilities on the Consolidated Balance Sheets. Rent expense consists of both operating lease expense from amortization of our ROU assets as well as variable lease expense which consists of non-lease components of office leases (i.e. common area maintenance) or rent expense associated with short term leases. The components of lease expense were as follows (in 000’s):

	Year ended December 31, 2019		Year ended December 31, 2018
Lease expense
Operating lease expense	$	241	$	118
Variable lease expense		133		137
Rent expense	$	374	$	255

The weighted-average remaining non-cancelable lease term for our operating leases was 5.0 years as of December 31, 2019. As of December 31, 2019, the weighted-average discount rate used to determine the lease liability was 3.8%. The future minimum lease payments to be made under noncancelable operating leases at December 31, 2019, are as follows (in 000’s):

Year Ended December 31:
	2020	$	383
	2021		394
	2022		359
	2023		369
	2024		379
	Thereafter		1,201
	Total lease payments	$	3,085
	Present value adjustment		(392	)
	Lease liability		2,693

We have performed an evaluation of our other contracts with customers and suppliers in accordance with Topic 842 and have determined that, except for the leases described above, none of our contracts contain a lease.