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LEASES

9 Months Ended

Sep. 30, 2024

(16) LEASES

The Company has operating leases for corporate offices and research and development facilities and has historically had finance leases for certain equipment. Operating leases are reported separately in the Company’s condensed consolidated balance sheets. Assets acquired under finance leases, if any, are included in Property and equipment, net, in the condensed consolidated balance sheets.

The Company determines if an arrangement is a lease at inception. A contract is determined to contain a lease component if the arrangement provides the Company with a right to control the use of an identified asset. Lease agreements may include lease and non-lease components. In such instances for all classes of underlying assets, the Company does not separate lease and non-lease components but rather, accounts for the entire arrangement under leasing guidance. Leases with an initial term of 12 months or less are not recorded on the balance sheet and lease expense for these leases is recognized on a straight-line basis over the lease term.

Right-of-use assets and lease liabilities are initially measured based on the present value of the future minimum fixed lease payments (i.e., fixed payments in the lease contract) over the lease term at the commencement date. As the Company’s existing leases do not have a readily determinable implicit rate, the Company uses its incremental borrowing rate based on the information available at the commencement date in determining the present value of future minimum fixed lease payments. The Company calculates its incremental borrowing rate to reflect the interest rate that it would have to pay to borrow on a collateralized basis an amount equal to the lease payments in a similar economic environment over a similar term and considers its historical borrowing activities and market data from entities with comparable credit ratings in this determination. The measurement of the right-of-use asset also includes any lease payments made prior to the commencement date (excluding any lease incentives) and initial direct costs incurred. The Company assessed its right-of-use assets for impairment as of September 30, 2024 and December 31, 2023 and determined no impairment has occurred.

Lease terms may include options to extend or terminate the lease and the Company incorporates such options in the lease term when it has the unilateral right to make such an election and it is reasonably certain that the Company will exercise that option. In making this determination, the Company considers its prior renewal and termination history and planned usage of the assets under lease, incorporating expected market conditions.

For operating leases, lease expense for minimum fixed lease payments is recognized on a straight-line basis over the lease term. The expense for finance leases includes both interest and amortization expense components, with the interest component calculated based on the effective interest method and the amortization component calculated based on straight-line amortization of the right-of-use asset over the lease term. Lease contracts may contain variable lease costs, such as common area maintenance, utilities and tax reimbursements that vary over the term of the contract. Variable lease costs are not included in minimum fixed lease payments and as a result, are excluded from the measurement of the right-of-use assets and lease liabilities. The Company expenses all variable lease costs as incurred.

Certain leased facilities are being partially or fully vacated as part of the 2022 Restructuring Plan and for some of those facilities, the Company has no plans to enter into sublease agreements. Accordingly, the Company accelerated the amortization of those lease assets through the planned cease-use date of each facility, resulting in additional amortization expense $0.2 million and $0.8 million, respectively, in the three and nine months ended September 30, 2023. No such accelerated amortization was recorded in the three and nine months ended September 30, 2024. The Company did not record estimated future variable lease costs in the three and nine months ended September 30, 2024 or 2023 related to the 2022 Restructuring Plan.

All incremental accelerated amortization and accruals for estimated future variable costs are included in Restructuring and related expense in the Company’s condensed consolidated statements of operations. At September 30, 2024 and December 31, 2023, the Company had accruals of $1.2 million and $1.5 million, respectively, for all future anticipated variable lease costs related to these facilities. The Company may incur additional future expense if it is unable to sublease other locations included in the Facilities Initiative.

The Company leases its corporate offices and other facilities under operating leases, which expire at various times through 2033.

The Company’s right-of-use lease assets and lease liabilities at September 30, 2024 and December 31, 2023 were as follows (in thousands):


		September 30,		December 31,
	Classification	2024		2023
Assets:
Operating lease assets	Operating lease right-of-use assets	$	30,732	$	39,783

Liabilities:
Current Operating	Operating lease liabilities	$	10,644	$	15,739
Non-Current Operating	Operating lease liabilities, net of current		33,249		38,711
Total Operating lease liabilities		$	43,893	$	54,450

The components of lease expense for the three and nine months ended September 30, 2024 and 2023 were as follows (in thousands):


	Three months ended				Nine months ended
	September 30,		September 30,		September 30,		September 30,
	2024		2023		2024		2023
Operating lease cost*	$	4,165	$	4,708	$	12,471	$	14,205
Short-term lease cost		3,362		3,454		10,216		10,544
Variable lease costs (costs excluded from minimum fixed lease payments)**		814		819		2,497		2,525
Sublease income		(209)		(282)		(686)		(1,105)
Net lease cost	$	8,132	$	8,699	$	24,498	$	26,169

No accelerated amortization was recorded in the three and nine months ended September 30, 2024. Operating lease costs for three and nine months ended September 30, 2023 included $0.2 million and $0.8 million, respectively, of accelerated amortization for certain assets partially or fully vacated with no intent or ability to sublease.

**	No variable lease costs were accrued in the three and nine months ended September 30, 2024 or 2023 for future estimated variable expenses related to certain assets partially or fully vacated with no intent or ability to sublease.

Cash flows related to the Company’s leases included in the measurement of operating lease liabilities were classified as operating cash flows and totaled $14.0 million and $14.3 million in the nine months ended September 30, 2024 and 2023, respectively.

Other information related to the Company’s leases as of September 30, 2024 and December 31, 2023 was as follows:


	September 30,		December 31,
	2024		2023
Weighted average remaining lease term (years):
Operating leases	5.44		5.50
Weighted average discount rate:
Operating leases	7.20	%	6.34	%

Future minimum fixed lease payments under noncancelable leases at September 30, 2024 were as follows (in thousands):


	Operating
	leases
Remainder of 2024	$	4,585
2025		11,118
2026		9,313
2027		7,987
2028		6,452
2029 and beyond		13,164
Total lease payments		52,619
Less: interest		(8,726)
Present value of lease liabilities	$	43,893