Leases

6 Months Ended

Mar. 28, 2020

The substantial majority of the Company's leases are for its office spaces and facilities, which are accounted for as operating leases. These facilities operate under leases with initial terms from one to ten years and expire at various dates through 2026. The Company determines whether an arrangement is a lease at inception if there is an identified asset, and it has the right to control the identified asset for a period of time. Some of the Company's leases include options to extend the leases for up to 5 years, and some include options to terminate the leases within 1 year. The Company's lease terms are only for periods in which it has enforceable rights and are impacted by options to extend or terminate the lease only when it is reasonably certain that the Company will exercise the option.

For leases with terms greater than 12 months, the Company records the related right-of-use asset and lease obligation at the present value of lease payments over the lease terms. Leases with an initial term of 12 months or less are not recorded on the balance sheet. Lease expense is recognized on a straight-line basis over the lease term. The Company's leases do not include any residual value guarantees, bargain purchase options or asset retirement obligations.

Lease agreements will typically exist with lease and non-lease components, which are accounted for separately. The Company's agreements may contain variable lease payments. The Company includes variable lease payments that depend on an index or a rate and exclude those which depend on facts or circumstances occurring after the commencement date, other than the passage of time.

Most of the Company's leases do not contain an implicit interest rate. Therefore, the Company uses judgment to estimate an incremental borrowing rate, which is defined as the rate of interest the Company would have to pay to borrow an amount that is equal to the lease obligations, on a collateralized basis, and over a similar term. The Company takes into consideration the terms of the Company's Credit Facility (as defined in Note 7), lease terms, and current interest rates to determine the incremental borrowing rate at lease commencement date. At March 28, 2020, the Company's weighted-average discount rate was 4.11%, while the weighted-average remaining lease term was 5.14 years. As part of the supplemental cash flow disclosure, the right-of-use assets obtained in exchange for new operating lease liabilities does not reflect the impact of prepaid or deferred rent.

The components of lease expense for the three and six months ended March 28, 2020 were as follows:



	Three Months Ended		Six Months Ended
	March 28, 2020		March 28, 2020
(In thousands)
Operating lease cost	$	3,542	$	7,182
Short-term lease cost	58		116
Variable lease cost	1,558		2,946
Total lease cost	$	5,158	$	10,244

For the three and six months ended March 28, 2020, total rental expense was $3.6 million and $7.3 million, respectively, and total common area maintenance expense was $1.6 million and $2.9 million, respectively. For the three and six months ended March 30, 2019, total rental expense was $3.4 million and $6.9 million, respectively, and total common area maintenance expense was $1.4 million and $2.7 million, respectively.

The following table summarizes the maturity of lease liabilities under operating leases as of March 28, 2020:



Fiscal years ending	Operating leases
(In thousands)
Remainder of fiscal 2020	$	8,077
2021	15,225
2022	14,477
2023	14,863
2024	13,866
2025	9,172
Thereafter	1,775
Total lease payments	77,455
Less imputed interest	(9,339		)
Total lease liabilities	$	68,116

Under Topic 840, the following table represents the gross minimum rental commitments under noncancelable leases as disclosed in the Company’s Annual Report on Form 10-K for the fiscal year ended September 28, 2019:



Fiscal years ending	Operating leases
(In thousands)
2020	$	15,627
2021	14,759
2022	14,136
2023	14,395
2024	13,615
Thereafter	10,951
Total minimum lease commitments	$	83,483