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Leases Leases | 3 Months Ended
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Mar. 31, 2019
Leases [Abstract] |
Leases of Lessee Disclosure [Text Block] | Leases The majority of the Company’s facilities are leased under non-cancellable operating leases ranging in terms from five years to fifteen years and which contain renewal options of five years to ten years at the fair rental value at the time of renewal. These renewal options are included in the Company’s determination of the right-of-use assets and related lease liabilities when renewal is considered reasonably certain at the commencement date. Certain of the Company’s leases are subject to periodic consumer price index increases or contain fixed escalation clauses. The Company also leases certain facilities and equipment under finance leases. The Company has elected the practical expedient to not separate lease components from non-lease components related to its real estate financing and operating leases. Financing and operating right-of-use assets are recognized based on the net present value of lease payments over the lease term at the commencement date. Since most of the Company's leases do not provide an implicit rate of return, the Company uses its incremental borrowing rate based on information available at the commencement date in determining the present value of lease payments. As of March 31, 2019 and December 31, 2018, assets recorded under finance leases were $233,209 and $367,164, respectively, and accumulated amortization associated with finance leases was $9,972 and $131,971, respectively, included in property and equipment, net, on the Company's consolidated balance sheet. In certain markets, the Company acquires and develops dialysis centers. Upon completion, the Company sells the center to a third party and leases the space back with the intent of operating the center on a long term basis. Both the sale and leaseback terms are generally market terms. The lease terms are consistent with the Company's other operating leases with the majority of the leases under non-cancellable operating leases ranging in terms from five years to fifteen years and which contain renewal options of five years to ten years at the fair rental value at the time of renewal. The Company adopted Topic 842, Leases beginning on January 1, 2019 through a modified retrospective approach for leases existing at the adoption date with a cumulative effect adjustment. Consequently, financial information was not updated for dates and periods before January 1, 2019. The components of lease expense were as follows:
Lease cost | Three months ended March 31, 2019
Operating lease cost(1): |
Fixed lease expense | $ | 128,110 |
Variable lease expense | 28,571 |
Financing lease cost: |
Amortization of leased assets | 5,826 |
Interest on lease liabilities | 3,775 |
Net lease cost | $ | 166,282 |
(1) | Includes short-term lease expense and sublease income, which are immaterial.
Other information related to leases was as follows:
Lease term and discount rate | March 31, 2019
Weighted average remaining lease term (years): |
Operating leases | 9.0 |
Finance leases | 10.1 |
Weighted average discount rate: |
Operating leases | 4.2 | %
Finance leases | 4.8 | %
| Three months ended March 31, 2019
Other information
Gain on sale leaseback, net | $ | 3,987 |
Cash paid for amounts included in the measurement of lease liabilities: |
Operating cash flows from operating leases | $ | 153,587 |
Operating cash flows from finance leases | $ | 5,661 |
Financing cash flows from finance leases | $ | 5,344 |
Net operating lease assets obtained in exchange for new or modified operating lease liabilities | $ | 45,034 |
Future minimum lease payments under non-cancellable leases as of March 31, 2019 were as follows:
| Operating leases |  | Finance leases
2019 (remainder of the year) | $ | 365,155 |  |  | $ | 30,702 |
2020 | 474,121 |  |  | 37,974 |
2021 | 443,729 |  |  | 33,637 |
2022 | 405,176 |  |  | 33,860 |
2023 | 358,578 |  |  | 33,975 |
2024 | 306,512 |  |  | 33,993 |
Thereafter | 1,275,632 |  |  | 162,183 |
Total future minimum lease payments | $ | 3,628,903 |  |  | $ | 366,324 |
Less portion representing interest | (635,714 | ) |  | (89,760 | )
Present value of lease liabilities | $ | 2,993,189 |  |  | $ | 276,564 |
Future minimum lease payments under non-cancellable leases as of December 31, 2018 were as follows:
| Operating leases |  | Capital leases
2019 | $ | 483,488 |  |  | $ | 36,754 |
2020 | 462,154 |  |  | 41,044 |
2021 | 432,950 |  |  | 34,026 |
2022 | 395,462 |  |  | 33,690 |
2023 | 349,649 |  |  | 33,845 |
Thereafter | 1,589,949 |  |  | 194,611 |
| $ | 3,713,652 |  |  | 373,970 |
Less portion representing interest |  |  | (91,233 | )
Total capital lease obligations, including current portion |  |  | $ | 282,737 |

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- Definition The entire disclosure for lessee entity's leasing arrangements including, but not limited to, all of the following: (a.) The basis on which contingent rental payments are determined, (b.) The existence and terms of renewal or purchase options and escalation clauses, (c.) Restrictions imposed by lease agreements, such as those concerning dividends, additional debt, and further leasing. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Publisher FASB -Name Accounting Standards Codification -Topic 842 -SubTopic 20 -URI http://asc.fasb.org/subtopic&trid=77888251 Reference 2: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 840 -URI http://asc.fasb.org/topic&trid=2208923 + Details
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