Operating (Gains), Losses and Other Charges, Net

Operating (gains), losses and other charges, net were comprised of the following:



	Fiscal Year Ended
	December 25, 2013			December 26, 2012			December 28, 2011
	(In thousands)
Gains on sales of assets and other, net	$	(66	)	$	(7,090	)	$	(3,187	)
Restructuring charges and exit costs	1,389			3,912			1,234
Impairment charges	5,748			3,660			4,055
Operating (gains), losses and other charges, net	$	7,071		$	482		$	2,102

Restructuring Charges and Exit Costs

Restructuring charges and exit costs were comprised of the following:



	Fiscal Year Ended
	December 25, 2013		December 26, 2012		December 28, 2011
	(In thousands)
Exit costs	$	630	$	1,926	$	848
Severance and other restructuring charges	759		1,986		386
Total restructuring charges and exit costs	$	1,389	$	3,912	$	1,234

Severance and other restructuring charges of $2.0 million for 2012 includes charges related to the departure of the Company's former Chief Operating Officer.

The components of the change in accrued exit cost liabilities were as follows:



	December 25, 2013			December 26, 2012
	(In thousands)
Balance, beginning of year	$	4,061		$	3,863
Exit costs (1)	630			1,926
Payments, net of sublease receipts	(1,726		)	(2,227		)
Reclassification of certain lease liabilities, net	(69		)	171
Interest accretion	253			328
Balance, end of year	3,149			4,061
Less current portion included in other current liabilities	1,260			1,361
Long-term portion included in other noncurrent liabilities	$	1,889		$	2,700


(1)	Included as a component of operating (gains), losses and other charges, net.

Estimated cash payments related to exit cost liabilities in the next five years are as follows:



	(In thousands)
2014	$	1,395
2015	542
2016	308
2017	296
2018	299
Thereafter	1,015
Total	3,855
Less imputed interest	706
Present value of exit cost liabilities	$	3,149

The present value of exit cost liabilities is net of $2.4 million of existing sublease arrangements and $1.4 million related to properties for which we assume we will enter into sublease agreements in the future. See Note 8 for a schedule of future minimum lease commitments and amounts to be received as lessor or sub-lessor for both open and closed restaurants.

As of December 25, 2013 and December 26, 2012, we had accrued severance and other restructuring charges of $0.1 million and $0.5 million, respectively. The balance as of December 25, 2013 is expected to be paid during 2014.

Impairment charges of $5.7 million for the year ended December 25, 2013 resulted primarily from the $4.8 million impairment of an underperforming restaurant and the $0.8 million impairment of restaurants and a piece of real estate identified as assets held for sale. Impairment charges of $3.7 million for the year ended December 26, 2012 resulted primarily from the impairment of seven restaurants identified as held for sale and the impairment of an underperforming restaurant. Impairment charges of $4.1 million for the year ended December 28, 2011 resulted primarily from the impairment of assets of three underperforming restaurants and two restaurants identified as assets held for sale.