Leases

6 Months Ended

Jun. 30, 2019

Leases [Abstract]

Leases

4. Leases

At the inception of an arrangement, the Company determines if an arrangement is, or contains, a lease based on facts and circumstances present in that arrangement. Lease classifications, recognition, and measurement are then determined at the lease commencement date.

The Company’s operating lease ROU assets and operating lease liabilities represent primarily leases for office spaces used to conduct our business. These leases have remaining terms of approximately 5 to 11 years which include one or more options to renew, with renewal terms from 3 years to 8 years. Based on the Company’s reasonable certainty to exercise these renewal options, the renewal to extend the lease terms are included in valuing our ROU assets and liabilities. As most of our operating leases do not provide an implicit rate, the Company uses its incremental borrowing rate as the discount rate when determining the present value of the lease payments. The incremental borrowing rate is determined based on the Company’s secured borrowing rate, lease terms and current economic environment. Some of our operating leases include both lease (rent payments) and non-lease components (maintenance costs such as cleaning and landscaping services). The Company has elected the practical expedient to account for lease component and non-lease component as a single component for all leases. Lease expense for operating leases is recognized on a straight-line basis over the lease term.

Finance leases primarily consist of processing and lab equipment for our facilities. The Company’s finance leases generally have terms between two to three years and some of the leases include options to purchase the underlying assets at fair market value at the conclusion of the lease term. At June 30, 2019, assets recorded under finance leases were $655,000 less accumulated depreciation of $28,000, resulting in net fixed assets under finance leases of $627,000, which is recorded within net property and equipment on the Consolidated Balance Sheets.

The Company adopted the policy to not recognize ROU assets and liabilities for short term leases.

The components of lease cost for the Company’s leases were as follows (in thousands):

	Three Months Ended		Six Months Ended
	June 30, 2019		June 30, 2019
Operating Leases:
Lease cost	$	124	$	228
Finance Leases:
Amortization of ROU assets		10		19
Interest on lease liablity		13		25
		23		44
Short-term lease rent expense		23		72
Total lease cost	$	170	$	344

The weighted average remaining lease term and the weighted average discount rate for operating and finance leases at June 30, 2019 was:

	Operating Leases			Finance Leases
Weighted average remaining lease terms (years)		9.2			1.5
Weighted average discount rate		8.0	%		11.1	%

The following table reconciles the undiscounted cash flows for the operating and finance leases at June 30, 2019 to the operating and finance lease liabilities recorded on the balance sheet (in thousands):

	Operating Leases			Finance Leases
2019 Remainder	$	218		$	141
2020		443			336
2021		450			27
2022		459			―
2023		466			―
2024 and thereafter		1,799			―
Total undiscounted lease payments		3,835			504
Less: Imputed interest		(1,136	)		(47	)
Present value of lease payments	$	2,699		$	457
Current portion of operating lease obligations	$	231		$	―
Long-term operating lease obligations, less current portion	$	2,468		$	―
Current portion of finance lease obligations	$	―		$	245
Long-term finance lease obligations, less current portion	$	―		$	212

Supplemental cash flow and other information related to our leases were as follows (in thousands):

	Three Months Ended		Six Months Ended
	June 30, 2019		June 30, 2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flow used in operating leases	$	119	$	217
Operating cash flow used in finance leases	$	13	$	25
Financing cash flow used in finance leases	$	57	$	101
ROU assets obtained in exchange for lease obligations for:
Finance liabilities	$	―	$	138
Operating liabilities	$	182	$	182