Restructuring

The following table presents the components of restructuring charges during the respective periods (in thousands):



Years ended December 31,	2011		2010		2009
Impairment and other charges associated with our real estate investments	$	1,452	$	86,341	$	—
Severance costs	471		12,635		6,943
Impairment charges on assets held-for-sale or abandoned	226		7,521		1,449
Lease termination costs, net of estimated sublease income	32		2,782		1,061
Total	$	2,181	$	109,279	$	9,453

In October 2010, we announced our Enterprise Improvement Plan that includes continued actions to reduce our cost structure, enhance operating efficiencies and strengthen our business to achieve long-term profitable growth. As a result of the Enterprise Improvement Plan, we incurred restructuring charges during the fourth quarter of 2010 and throughout 2011. The charges during 2009 were related to an organizational change designed to increase operational efficiency.

The charges during 2011 and 2010 were primarily related to impairment charges on certain real estate investments of our Real Estate segment associated with new business plans to orderly divest our real estate investment business by 2013, subject to market conditions and our ability to negotiate sales of certain assets at prices acceptable to us. The portion of the impairment charges associated with our real estate business attributable to noncontrolling interests was approximately $20.0 million for the year end December 31, 2010 and was insignificant during 2011. The severance costs during 2010 and 2009 were associated with planned reductions in salaried positions that affected approximately 17% and 11% of our salaried workforce, respectively. Restructuring charges during 2009 also included an impairment charge related to certain plant facilities in the Northwest.

Restructuring liabilities were $2.4 million and $4.1 million as of December 31, 2011 and 2010, respectively. The change in the balance since December 31, 2010 was primarily due to payments made on lease liabilities.

During 2012 and beyond, we expect to record between $1.0 million and $9.0 million of restructuring charges, related to the execution of our Enterprise Improvement Plan. The ultimate amount and timing of future restructuring charges is subject to our ability to negotiate sales of certain assets at prices acceptable to us.