Note 13, Commitments:

We lease certain property and equipment under operating leases. Initial lease terms range from 5 years to 30 years and certain leases contain renewal options ranging from one to 25 years or provide for options to purchase the related property at fair market value or at predetermined purchase prices. The leases generally require us to pay all maintenance, property taxes and insurance costs.

The following schedule outlines the future minimum lease payments and rentals under operating leases:

(In thousands)	Operating Leases
2013	$	30,582
2014		28,668
2015		25,872
2016		25,152
2017		22,863
Subsequent to 2018		79,156
Total minimum payments		212,293
Less total minimum sublease rentals		(36	)
Net minimum lease payments	$	212,257

Step rent and other lease concessions (free rent periods) are taken into account in computing lease expense on a straight-line basis. Lease concessions for capital improvements have not been significant, but are recorded as a reduction of expense over the term of the lease. Net rental expense applicable to operating leases consisted of the following for the years ended December 31:

	2012			2011			2010
Property
Minimum	$	27,633		$	28,347		$	29,835
Additional rentals based on sales		—			34			404
Sublease income		(137	)		(292	)		(491	)
		27,496			28,089			29,748
Equipment		2,162			1,997			1,724
		29,658		$	30,086		$	31,472