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Note 11 - Leases | 9 Months Ended
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Sep. 30, 2022
Notes to Financial Statements |
Lessee, Operating Leases [Text Block] | Note 11 – Leases Operating Leases The Company had the following office and laboratory facility leases as of September 30, 2022:
| • | In April 2016, UPL signed an addendum to its November 2014 lease agreement for the Company’s offices located in Israel, in order to increase the office space rented and to extend the rent period until 2019. In March 2019, UPL utilized the agreement extension option and extended the rent period for an additional three years until August 2022. In July 2022, the Company signed a lease extension agreement for the Company’s offices located in Israel, extending the term of the lease through September 2025. The Company's remaining contractual obligation under this lease is approximately $0.9 million as of September 30, 2022.
| • | In September 2017, UPI entered into a new lease agreement for its office space in New York, which the Company previously used as its headquarters. The lease agreement commenced in October 2017 and terminated in February 2021.
| • | In April 2018, UPI entered into a new lease agreement for an office in Los Angeles, California. The lease commencement date was July 10, 2018 and terminates in March 2024. The landlord provided a tenant allowance for leasehold improvements of $0.2 million that was accounted for as a lease incentive. The Company’s remaining contractual obligation under this lease is approximately $0.4 million as of September 30, 2022. In November 2019, UPI entered into a sublease for this office space, with a lease commencement date of January 1, 2020 and continuing until the end of the lease term in March 2024. The subtenants exercised their early access clause and moved into the premises at the end of November 2019. The remaining rental payments to be received over the lease term is approximately $0.4 million as of September 30, 2022. The Company accounts for the sublease as an operating lease in accordance with ASC 842-10-25-2 and ASC 842-10-25-3. The main lease was considered for impairment and the amount was determined to be immaterial.
| • | In November 2019, UPI entered into a new lease agreement for an office in Princeton, New Jersey, which the Company now uses as its headquarters. The lease commencement date was November 29, 2019, with an original lease term of 38 months, expiring January 31, 2023. In June 2022, the Company signed a lease extension for the Princeton office, extending the term of the lease through January 31, 2026. The Company’s remaining contractual obligation under this lease is approximately $1.9 million as of September 30, 2022.
In addition, the Company has other operating office equipment and vehicle leases. The Company’s operating leases may require minimum rent payments, contingent rent payments adjusted periodically for inflation, or rent payments equal to the greater of a minimum rent or contingent rent. The Company’s leases do not contain any residual value guarantees or material restrictive covenants. The Company’s leases expire at various dates from 2022 through 2026, with varying renewal and termination options. The components of lease cost for the three and nine months ended September 30, 2022 and 2021 were as follows (in thousands):
|  | Three Months Ended |  |  | Nine Months Ended |
|  | September 30, |  |  | September 30, |
|  | 2022 |  |  | 2021 |  |  | 2022 |  |  | 2021 |
Operating lease cost |  | $ | 219 |  |  | $ | 259 |  |  | $ | 735 |  |  | $ | 786 |
Sublease income |  |  | (56 | ) |  |  | (56 | ) |  |  | (168 | ) |  |  | (168 | )
Variable lease cost |  |  | 16 |  |  |  | 15 |  |  |  | 52 |  |  |  | 51 |
|  | $ | 179 |  |  | $ | 218 |  |  | $ | 619 |  |  | $ | 669 |
The amounts recognized as of September 30, 2022 and December 31, 2021 were as follows (in thousands):
|  | September 30, |  |  | December 31, |
|  | 2022 |  |  | 2021 |
Right of use assets |  | $ | 2,666 |  |  | $ | 1,180 |
Long-term lease liabilities |  |  | 1,856 |  |  |  | 398 |
Other current liabilities |  |  | 940 |  |  |  | 1,089 |
As of September 30, 2022, no impairment losses have been recognized to date. Supplemental information related to leases for the nine months ended September 30, 2022 and 2021 is as follows (in thousands):
|  | Nine Months Ended |
|  | September 30, |
|  | 2022 |  |  | 2021 |
Cash paid for amounts included in the measurement of lease liabilities: |  |  |  |  |  |  |  |
Operating cash flows from operating leases |  |  | 3,926 |  |  |  | 2,734 |
Right-of-use assets obtained in exchange for new operating lease liabilities |  |  | 2,606 |  |  |  | 135 |
Weighted-average remaining lease term of operating leases (in years) |  |  | 2.95 |  |  |  | 1.68 |
Weighted-average discount rate of operating leases |  |  | 10.21 | % |  |  | 5.51 | %
As of September 30, 2022, maturities of lease liabilities were as follows (in thousands):
|  | Operating |
|  | Leases |
Years ending December 31, |  |  |  |
Remainder of 2022 |  | $ | 300 |
2023 |  |  | 1,161 |
2024 |  |  | 918 |
2025 |  |  | 799 |
2026 and thereafter |  |  | 49 |
Total future minimum lease payments |  | $ | 3,227 |
Less: Interest |  |  | (431 | )
Present value of lease liabilities |  | $ | 2,796 |
Subleases As of September 30, 2022, undiscounted cash flows to be received under the Company’s operating sublease on an annual basis were as follows (in thousands):
|  | Operating Leases |
Years ending December 31, |  |  |  |
Remainder of 2022 |  | $ | 61 |
2023 |  |  | 251 |
2024 |  |  | 49 |
2025 |  |  | — |
2026 and thereafter |  |  | — |
|  | $ | 361 |
Sublease income is recognized net within operating expenses. Sublease income for the three and nine months ended September 30, 2022 and 2021 was as follows (in thousands):
|  | Three Months Ended |  |  | Nine Months Ended |
|  | September 30, |  |  | September 30, |
|  | 2022 |  |  | 2021 |  |  | 2022 |  |  | 2021 |
Sublease income from fixed lease payments |  | $ | 56 |  |  | $ | 56 |  |  | $ | 168 |  |  | $ | 168 |

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- Definition The entire disclosure for operating leases of lessee. Includes, but is not limited to, description of operating lease and maturity analysis of operating lease liability. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Publisher FASB -Name Accounting Standards Codification -Topic 842 -SubTopic 20 -URI https://asc.fasb.org/subtopic&trid=77888251 + Details
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