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Restructuring and Acquisition Charges
 12 Months Ended
Dec. 31, 2019
Restructuring and Related Activities [Abstract]  
Restructuring and Acquisition Charges
14.
RESTRUCTURING AND ACQUISITION CHARGES
For the years ended December 31, 2019, 2018 and 2017, we recognized Restructuring and acquisition charges of $184.4 million, $38.8 million and $30.7 million, respectively.
For the year ended December 31, 2019, we recognized $28.4 million related to net increases to earn-out liabilities that arose from prior period acquisition activity, and $28.0 million of non-cash stock-based compensation expense for retention awards issued in conjunction with the HFF acquisition. In 2018, we recognized $7.4 million related to net increases to earn-out liabilities that arose from prior period acquisition activity. In 2017, we recognized $1.9 million related to net increases to earn-out liabilities that arose from prior period acquisition activity.
In all periods, the remaining charges primarily consist of (i) severance and employment-related charges, including those related to external service providers, incurred in conjunction with a structural business shift, which can be represented by a notable change in headcount, change in leadership, or transformation of business processes, (ii) lease exit charges and (iii) other acquisition and integration-related charges.
The following table shows the restructuring and acquisition accrual activity and related payments, which are exclusive of the adjustments individually noted above.
($ in millions)
Severance & Employment-Related
Lease
Exit
Other Restructuring and
Acquisition
Costs
Total
December 31, 2016
$
19.7

5.5

5.8

 
$
31.0

Accruals
21.6

1.3

5.9

 
28.8

Payments made
(27.1
)
(1.1
)
(10.3
)
 
(38.5
)
December 31, 2017
14.2

5.7

1.4

 
21.3

Accruals
25.5

0.7

5.2

 
31.4

Payments made
(25.7
)
(5.8
)
(6.1
)
 
(37.6
)
December 31, 2018
14.0

0.6

0.5

 
15.1

Accruals
31.1

11.1

85.8

 
128.0

Payments made
(20.8
)
(3.3
)
(82.5
)
 
(106.6
)
December 31, 2019
$
24.3

8.4

3.8

 
$
36.5


We expect the majority of accrued severance and employment-related charges and other accrued acquisition costs as of December 31, 2019 will be paid during the next twelve months. Lease exit payments depend on the terms of various leases, which extend as far out as 2022.
HFF Acquisition
Charges associated with the HFF acquisition and integration included in the above tables were $115.1 million for the year ended December 31, 2019. These charges included transaction/deal costs, retention and severance expense, early lease termination costs, and other integration expenses.
During the integration of HFF, we expect to incur significant charges over the two years following the acquisition in an effort to maximize the value of the combined organization. We expect to recognize approximately $100 million of expense over this two-year window relating to retention awards which have already been paid or granted (in the case of RSUs). In addition, we may incur other costs in connection with the integration including, but not limited to, lease termination charges and other employee-related costs, but are unable to estimate these amounts at this time. We anticipate that other than RSU retention awards granted, substantially all of these cumulative charges will result in cash expenditures.