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Premises, Equipment and Leases | 12 Months Ended
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Dec. 31, 2019
Premises, Equipment and Leases [Abstract] |
Premises, Equipment and Leases | 6. Premises, Equipment and Leases A summary of premises and equipment follows:
|  | December 31, |
(In thousands) |  | 2019 |  |  | 2018 |
Land, buildings and improvements |  | $ | 121,479 |  |  | $ | 121,808 |
Equipment |  |  | 58,431 |  |  |  | 55,577 |
Premises and equipment before accumulated depreciation |  | $ | 179,910 |  |  | $ | 177,385 |
Accumulated depreciation |  |  | 104,279 |  |  |  | 98,415 |
Total premises and equipment |  | $ | 75,631 |  |  | $ | 78,970 |
Buildings and improvements are depreciated based on useful lives of five to twenty years. Equipment is depreciated based on useful lives of three to ten years. Operating leases in which we are the lessee are recorded as operating lease ROU assets and operating lease liabilities, included in other assets and other liabilities, respectively, on the consolidated balance sheets. The Company does not have any significant finance leases in which we are the lessee as of December 31, 2019 and December 31, 2018. Operating lease ROU assets represent the Company's right to use an underlying asset during the lease term and operating lease liabilities represent our obligation to make lease payments arising from the lease. ROU assets and operating lease liabilities are recognized at lease commencement based on the present value of the remaining lease payments using a discount rate that represents the Company's incremental borrowing rate at the lease commencement date. ROU assets are further adjusted for lease incentives. Operating lease expense, which is comprised of amortization of the ROU asset and the implicit interest accreted on the operating lease liability, is recognized on a straight-line basis over the lease term, and is recorded in occupancy expense in the consolidated statements of income. We have made a policy election to exclude the recognition requirements to all classes of leases with original terms of 12 months or less. Instead, the short-term lease payments are recognized in profit or loss on a straight-line basis over the lease term. The Company has lease agreements with lease and non-lease components, which are generally accounted for separately. For real estate leases, non-lease components and other non-components, such as common area maintenance charges, real estate taxes and insurance are not included in the measurement of the lease liability since they are generally able to be segregated. Our leases relate primarily to office space and bank branches, and some contain options to renew the lease. These options to renew are generally not considered reasonably certain to exercise, and are therefore not included in the lease term until such time that the option to renew is reasonably certain. As of December 31, 2019, operating lease ROU assets and liabilities were $34.8 million and $37.3 million, respectively. The table below summarizes our net lease cost:
(In thousands) |  | Year Ended December 31, 2019 |
Operating lease cost |  | $ | 7,239 |
Variable lease cost |  |  | 2,231 |
Short-term lease cost |  |  | 356 |
Sublease income |  |  | (448 | )
Total operating lease cost |  | $ | 9,378 |
The table below show future minimum rental commitments related to non-cancelable operating leases for the next five years and thereafter as of December 31, 2019.
(In thousands) |  |  |
2020 |  | $ | 7,435 |
2021 |  |  | 6,646 |
2022 |  |  | 5,870 |
2023 |  |  | 4,969 |
2024 |  |  | 4,365 |
Thereafter |  |  | 12,876 |
Total lease payments |  | $ | 42,161 |
Less: interest |  |  | (4,838 | )
Present value of lease liabilities |  | $ | 37,323 |
The following table shows the weighted average remaining operating lease term, the weighted average discount rate and supplemental information on the consolidated statements of cash flows for operating leases:
(In thousands except for percent and period data) |  | December 31, 2019 |
Weighted average remaining lease term, in years |  |  | 7.69 |
Weighted average discount rate |  |  | 3.00 | %
Cash paid for amounts included in the measurement of lease liabilities: |  |  |  |
Operating cash flows from operating leases |  | $ | 6,211 |
ROU assets obtained in exchange for lease liabilities |  |  | 41,008 |
As of December 31, 2019 there are no new significant leases that have not yet commenced. Rental expense included in occupancy expense amounted to $8.0 million in 2019, $8.6 million in December 31, 2018 and $8.5 million in December 31, 2017.

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