The Company rents facilities, equipment and vehicles under operating leases, some of which contain renewal options. Upon inception of a rent agreement, the Company determines whether the arrangement contains a lease based on the unique conditions present. Leases that have a term over a year are recognized on the balance sheet as right-of-use assets and lease liabilities. Right-of-use assets are included in prepaid expenses and other current assets and other assets on the Company’s consolidated condensed balance sheets. Lease liabilities are included in other current liabilities and other long-term liabilities on the Company’s consolidated condensed balance sheet. Information regarding the Company's right-of-use assets and the corresponding lease liabilities are as follows:

	March 31, 2020		December 31, 2019
(In thousands)
Right-of-use assets	$	7,692	$	8,411
Lease liabilities		8,085		8,792

The Company’s operating lease agreements have lease and non-lease components that require payments for common area maintenance, property taxes and insurance. The Company has elected to account for both lease and non-lease components as one lease component. The fixed and in-substance fixed consideration in the Company’s rent agreements constitute operating lease expense that is included in the capitalized right-of-use assets and lease liabilities. The variable and short-term lease expense payments are not included in the present value of the right-of use-assets and lease liabilities on the consolidated condensed balance sheet. The Company’s rent expense is as follows:

	Three months ended March 31,
	2020		2019
(In thousands)
Operating lease expense	$	765	$	801
Variable and short-term lease expense		57		72
Rent expense	$	822	$	873

The Company records right-of-use assets and lease liabilities based upon the present value of lease payments over the expected lease term. The Company’s lease agreements typically do not have implicit interest rates that are readily determinable. As a result, the Company utilizes an incremental borrowing rate that would be incurred to borrow on a collateralized basis over a similar term in a comparable economic environment. As of March 31, 2020 and December 31, 2019, the remaining lease term on the Company’s leases was 4.4 years and 4.5 years, respectively. As of March 31, 2020 and December 31, 2019, the discount rate was 5.0%. The future minimum lease payments to be paid under operating leases are as follows:

	March 31, 2020
(In thousands)
2020 (remaining nine months)	$	2,073
2021		2,253
2022		1,278
2023		1,198
2024		1,165
Thereafter		1,015
Total future lease payments		8,982
Present value adjustment		(897	)
Present value of future lease payments	$	8,085