Leases Lessee Disclosure (Notes)

9 Months Ended

Sep. 30, 2019

Leases of Lessee Disclosure [Text Block]

LEASES

The Company's lease portfolio consists primarily of office space and equipment. The Company has approximately 1,100 real estate leases with lease terms ranging from less than 1 year to 17 years and includes the Company's brokerage sales offices, regional and branch offices for our title and relocation businesses, corporate headquarters, regional headquarters, and facilities serving as local administration, training and storage. The Company's brokerage sales offices are generally located in shopping centers and small office parks, typically with lease terms of 1 year to 5 years. In addition, the Company has equipment leases which primarily consist of furniture, computers and other office equipment.

Right-of-use assets represent the Company's right to use an underlying asset for the lease term and lease liabilities represent the Company's obligation to make lease payments arising from the lease. At lease commencement, the Company records a liability for its lease obligation measured at the present value of future lease payments and a right-of-use asset equal to the lease liability adjusted for prepayments and lease incentives. The Company uses its collateralized incremental borrowing rate to calculate the present value of lease liabilities as most of its leases do not provide an implicit rate that is readily determinable. The Company does not recognize a lease obligation and right-of-use asset on its balance sheet for any leases with an initial term of 12 months or less. Some real estate leases include one or more options to renew or terminate a lease. The exercise of a lease renewal or termination option is assessed at commencement of the lease and only reflected in the lease term if the Company is reasonably certain to exercise the option. The Company has lease agreements that contain both lease and non-lease components, such as common area maintenance fees, and has made a policy election to combine both fixed lease and non-lease components in total gross rent for all of its leases. Expense for operating leases is recognized on a straight-line basis over the lease term.

Supplemental balance sheet information related to the Company's leases was as follows:

Lease Type

Balance Sheet Classification

September 30, 2019

Assets:

Operating lease assets

Operating lease assets, net

538

Finance lease assets (a)

Property and equipment, net

Total lease assets, net

576

Liabilities:

Current:

Operating lease liabilities

Current portion of operating lease liabilities

129

Finance lease liabilities

Accrued expenses and other current liabilities

Non-current:

Operating lease liabilities

Long-term operating lease liabilities

471

Finance lease liabilities

Other non-current liabilities

Total lease liabilities

632

Weighted Average Lease Term and Discount Rate

Weighted average remaining lease term (years):

Operating leases

5.7

Finance leases

3.2

Weighted average discount rate:

Operating leases

5.2

Finance leases

4.0

_______________

(a)Finance lease assets are recorded net of accumulated amortization of $36 million.

As of September 30, 2019, maturities of lease liabilities by fiscal year were as follows:


Maturity of Lease Liabilities	Operating Leases		Finance Leases		Total
Remaining 2019	$	30	$	3	$	33
2020	162		12		174
2021	135		10		145
2022	109		6		115
2023	82		3		85
Thereafter	181		—		181
Total lease payments	699		34		733
Less: Interest	99		2		101
Present value of lease liabilities	$	600	$	32	$	632

As previously disclosed in our 2018 Annual Report on Form 10-K and under historical lease accounting guidance, future minimum lease payments for noncancelable operating leases as of December 31, 2018 were as follows:


Year	As of December 31, 2018
2019	$	165
2020	144
2021	120
2022	95
2023	79
Thereafter	196
Total	$	799

Supplemental income statement information related to the Company's leases is as follows:


	Three Months Ended		Nine Months Ended
Lease Costs	September 30, 2019		September 30, 2019
Operating lease costs	$	42	$	125
Finance lease costs:
Amortization of leased assets	3		10
Interest on lease liabilities	—		1
Other lease costs (a)	9		22
Impairment loss	3		5
Less: Sublease income, gross	1		2
Net lease cost	$	56	$	161

_______________

(a)Primarily consists of variable lease costs.

Supplemental cash flow information related to leases was as follows:


	Nine Months Ended
	September 30, 2019
Supplemental cash flow information:
Operating cash flows from operating leases	$	127
Operating cash flows from finance leases	1
Financing cash flows from finance leases	11

Supplemental non-cash information:
Lease assets obtained in exchange for lease obligations:
Operating leases	$	88
Finance leases	12

Significant non-cash transactions included finance lease additions of $11 million for the nine months ended September 30, 2018, which resulted in non-cash additions to property and equipment, net and other non-current liabilities.