Note 14, 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
2016	$	33,691
2017		29,575
2018		26,970
2019		21,670
2020		17,993
Subsequent to 2021		41,651
Total minimum lease payments	$	171,550

Step rent and other lease concessions (free rent periods) are taken into account in computing lease expense on a straight-line basis. Landlord allowances 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:

	2015			2014			2013
Property
Minimum	$	27,211		$	27,264		$	27,370
Additional rentals based on sales		27			79			—
Sublease income		(206	)		(144	)		(146	)
		27,032			27,199			27,224
Equipment		2,943			2,568			2,444
	$	29,975		$	29,767		$	29,668