Leases

The Company follows ASU 2016-02, "Leases (Topic 842)," which revised certain aspects of recognition, measurement, presentation, and disclosure of leasing transactions. ASU 2016-02 requires that a lessee recognize the assets and liabilities on its balance sheet that arise from all leases with a term greater than 12 months. The core principle requires the lessee to recognize a liability to make lease payments and a "right-of-use" asset. The Company adopted this standard as of January 1, 2019. In accordance with ASU 2018-01, we have elected to apply ASU 2016-02 as of the beginning of the period of adoption and will not restate comparative periods. Financial results for reporting periods beginning on or after January 1, 2019 are presented under the new guidance (Topic 842), while prior period amounts are not adjusted and continue to be reported in accordance with previous guidance (Topic 840).

Operating leases in which we are the lessee are recorded as right-of-use ("ROU") assets and lease liabilities and are included in Prepaid expenses and other assets and Accrued expenses and other liabilities, respectively, on our Consolidated Balance Sheets. We do not currently have any finance leases in which we are the lessee.

Operating lease ROU assets represent our right to use an underlying asset during the lease term and operating lease liabilities represent our obligation to make lease payments arising from the lease. ROU assets and lease liabilities are recognized at lease commencement based on the present value of the remaining lease payments using a discount rate that represents our incremental borrowing rate. The incremental borrowing rate was calculated for each lease by taking a variable rate FHLB ARC product (based on Libor plus a spread) and then swapping it to a fixed rate borrowing by adding a fixed mid swap rate for the desired term. The borrowing rate for each lease is unique based on the lease term. Operating lease expense, which is comprised of amortization of the ROU asset and the implicit interest accreted on the operating lease liability, is recognized on a straight-line basis over the lease term, and is recorded in Occupancy expense in the Consolidated Statements of Income.

Our leases relate primarily to bank branches, office space and equipment with remaining lease terms of generally 1 to 10 years. Certain lease arrangements contain extension options which typically range from 1 to 5 years at the then fair market rental rates. As these extension options are not generally considered reasonably certain of exercise, they are not included in the lease term.

Certain real estate leases have lease payments that adjust based on annual changed in the Consumer Price Index ("CPI"). The leases that are dependent upon CPI are initially measured using the index or rate at the commencement date and are included in the measurement of the lease liability.

As of June 30, 2019, operating lease ROU assets and operating lease liabilities were $3.0 million, respectively.

The table below summarizes our net lease cost:



(In thousands)	For the three months ended June 30, 2019		For the six months ended June 30, 2019
Operating lease cost	$	138	$	285
Net lease cost	$	138	$	285

The table below summarizes the cash and non-cash activities associated with our leases:



(In thousands)	For the three months ended June 30, 2019		For the six months ended June 30, 2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows from operating leases	$	130	$	268
ROU assets obtained in exchange for new finance lease liabilities	$	486	$	3,252

The table below summarizes other information related to our operating leases:



(In thousands, except percentages and years)	June 30, 2019
Weighted average remaining lease term in years	7.14
Weighted average discount rate	5.48		%
Operating lease right-of-use assets	$	2,973

The table below summarizes the maturity of remaining lease liabilities:



(In thousands)	June 30, 2019
2019 (excluding the six months ended June 30, 2019)	$	274
2020	543
2021	514
2022	478
2023	413
2024 and thereafter	1,412
Total lease payments	$	3,634
Less: Interest	(644		)
Present value of lease liabilities	$	2,990

As of June 30, 2019, the Corporation had not entered into any material leases that have not yet commenced.