We have various non-cancelable lease agreements for certain of our offices with original lease periods expiring between 2022 and 2042. Our lease terms may include options to extend or terminate the lease when it is reasonably certain we will exercise that option. Certain of the arrangements have free rent periods or escalating rent payment provisions.

	Three Months Ended September 30,						Nine Months Ended September 30,
	2022			2021			2022			2021
	(in thousands)
Operating lease expense	$	25,230		$	17,795		$	77,686		$	49,883
Sublease income		(92	)		(682	)		(956	)		(2,010	)
Total net lease costs	$	25,138		$	17,113		$	76,730		$	47,873

The weighted-average remaining lease term (in years) and discount rate related to the operating leases were as follows:

	Nine Months Ended September 30,
	2022			2021
Weighted-average remaining lease term		6.8			6.9
Weighted-average discount rate		4.9	%		5.2	%

We use our incremental borrowing rate based on the information available at the lease commencement date to determine the present value of lease payments.

The present value of our operating lease liabilities as of September 30, 2022 were as follows:

	Operating Leases
	(in thousands)
Remainder of 2022	$	22,741
2023		78,620
2024		100,758
2025		96,844
2026		47,957
Thereafter		181,331
Total lease payments	$	528,251
Less: Imputed interest		(85,843	)
Present value of lease liabilities	$	442,408

As of September 30, 2022, we have additional operating leases for facilities that have not yet commenced with lease obligations of $40.2 million. These operating leases will commence between 2022 and 2023 with lease terms of 5 years to 11 years.

Cash payments included in the measurement of our operating lease liabilities were $20.6 million and $66.8 million for the three and nine months ended September 30, 2022, respectively, and $19.1 million and $54.1 million for the three and nine months ended September 30, 2021, respectively.

Lease liabilities arising from obtaining operating lease right-of-use assets were $134.8 million for the nine months ended September 30, 2022. There were no lease liabilities arising from obtaining operating lease right-of-use assets during the three months ended September 30, 2022. Lease liabilities arising from obtaining operating lease right-of-use assets were $8.4 million and $56.1 million for the three and nine months ended September 30, 2021, respectively.