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Leases | 9 Months Ended
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Jul. 31, 2023
Leases |
Leases | Note 10. Leases The Company enters into operating and finance lease agreements for the use of real estate, vehicles, information technology equipment, and certain other equipment. We determine if an arrangement contains a lease at inception, which is the date on which the terms of the contract are agreed to and the agreement creates enforceable rights and obligations. Operating leases are included in Operating lease right-of-use assets, net, Operating lease liabilities, and Long-term operating lease liabilities in the Company’s Consolidated Balance Sheets. Finance leases are not considered significant to the Company’s Consolidated Balance Sheets or Consolidated Statements of Operations and Comprehensive Loss. On January 5, 2023, the Company’s wholly-owned subsidiary, Versa Power Systems Ltd. (“Versa Ltd.”), entered in to a lease expansion, extension and amending agreement to an existing building lease that was originally entered into on May 20, 2005. The lease expansion, extension and amending agreement extended the term of the lease through September 30, 2028 and expanded the space leased by Versa Ltd. in Calgary, Alberta, Canada to include approximately 48,000 square feet of additional space. A right-of-use (“ROU”) asset and operating lease liability was initially recorded for this lease as of the first quarter of fiscal year 2023 for CAD $2.7 million ($2.0 million USD). On February 20, 2023, Versa Ltd. entered into a Lease Expansion and Amending Agreement – Short Term (the “Lease Expansion and Amendment”) to the existing lease for the Calgary manufacturing facility (i.e., the lease referenced in the paragraph immediately above). Under the Lease Expansion and Amendment, the space leased by Versa Ltd. has been further expanded to include, on a short-term basis, an additional space located at the same address as the original Calgary manufacturing facility (4800 – 52nd Street SE, Calgary, Alberta, Canada) and consisting of approximately 18,627 square feet (the “Temporary Premises”). The term of the lease with respect to the Temporary Premises commenced on April 1, 2023 and will expire on July 31, 2024. The Temporary Premises is expected to be used for short term expansion of solid oxide fuel cell and stack production and commissioning of newly purchased production equipment. A ROU asset and operating lease liability was initially recorded for the Lease Expansion and Amendment as of the second quarter of fiscal year 2023 for CAD $0.2 million ($0.1 million USD). Operating lease expense for each of the three month periods ended July 31, 2023 and 2022 was $0.4 million and for the nine months ended July 31, 2023 and 2022 was $1.2 million and $1.1 million, respectively. As of July 31, 2023, the weighted average remaining lease term (in years) was approximately 17 years and the weighted average discount rate was 6.97%. Lease payments made during the three months ended July 31, 2023 and 2022 were $0.3 million and $0.4 million, respectively, and for the nine months ended July 31, 2023 and 2022 were $0.9 million and $1.1 million, respectively. Undiscounted maturities of operating lease and finance lease liabilities as of July 31, 2023 were as follows (in thousands):
​ | ​ | ​ | ​ | ​ | ​ | ​
​ |  | Operating Leases |  | Finance Leases
Due Year 1 | ​ | $ | 1,094 | ​ | $ | 29
Due Year 2 | ​ | ​ | 1,224 | ​ | ​ | —
Due Year 3 | ​ | ​ | 1,266 | ​ | ​ | —
Due Year 4 | ​ | ​ | 1,312 | ​ | ​ | —
Due Year 5 | ​ | ​ | 1,332 | ​ | ​ | —
Thereafter | ​ | ​ | 13,006 | ​ | ​ | —
Total undiscounted lease payments | ​ | ​ | 19,234 | ​ | ​ | 29
Less imputed interest | ​ | ​ | (9,289) | ​ | ​ | (5)
Total discounted lease payments | ​ | $ | 9,945 | ​ | $ | 24
​

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