Operating (Gains), Losses and Other Charges, Net

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



	Fiscal Year Ended
	December 31, 2014			December 25, 2013			December 26, 2012
	(In thousands)
Gains on sales of assets and other, net	$	(112	)	$	(66	)	$	(7,090	)
Restructuring charges and exit costs	981			1,389			3,912
Impairment charges	401			5,748			3,660
Operating (gains), losses and other charges, net	$	1,270		$	7,071		$	482

Restructuring charges and exit costs were comprised of the following:



	Fiscal Year Ended
	December 31, 2014		December 25, 2013		December 26, 2012
	(In thousands)
Exit costs	$	335	$	630	$	1,926
Severance and other restructuring charges	646		759		1,986
Total restructuring charges and exit costs	$	981	$	1,389	$	3,912

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 31, 2014			December 25, 2013
	(In thousands)
Balance, beginning of year	$	3,149		$	4,061
Exit costs (1)	335			630
Payments, net of sublease receipts	(1,426		)	(1,726		)
Reclassification of certain lease liabilities, net	(95		)	(69		)
Interest accretion	179			253
Balance, end of year	2,142			3,149
Less current portion included in other current liabilities	483			1,260
Long-term portion included in other noncurrent liabilities	$	1,659		$	1,889


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

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



	(In thousands)
2015	$	596
2016	346
2017	289
2018	301
2019	272
Thereafter	901
Total	2,705
Less imputed interest	563
Present value of exit cost liabilities	$	2,142

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.

Impairment charges of $0.4 million for the year ended December 31, 2014 resulted primarily from the impairment of an underperforming restaurant. 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.