The Company has entered into operating leases primarily for office real estate. The leases have remaining terms ranging from one year to 10 years and may include options to extend or terminate the lease. The depreciable life of ROU assets is limited by the expected lease term.

	Years Ended December 31,
	2020			2019
Operating lease cost (1)	$	56,348		$	35,146
Sublease income		(2,105	)		(2,622	)
Net operating lease cost	$	54,243		$	32,524

(1) For the years ended December 31, 2020 and 2019, variable lease costs were $12.1 million and $4.9 million, respectively. Variable lease costs primarily include common area maintenance charges.

Supplemental cash flow information related to leases is as follows (in thousands):

	Years Ended December 31,
	2020		2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash outflows from operating leases	$	30,664	$	17,721
Right-of-use assets obtained in exchange for lease obligations:
Operating leases	$	12,031	$	267,048

Supplemental balance sheet information related to leases was as follows (in thousands, except lease term and discount rate):

	As of December 31,
	2020			2019
Operating lease right-of-use assets	$	266,197		$	283,291
Included in accounts payable and accrued liabilities:
Operating lease liability, current		35,647			17,896
Operating lease liability, non-current		307,936			301,694
Total operating lease liability	$	343,583		$	319,590

Weighted Average Remaining Lease Term:
Operating leases (in years)	9.05			9.98
Weighted Average Discount Rate:
Operating leases		4.60	%		4.65	%

Future lease payments under operating leases as of December 31, 2020 were as follows (in thousands):

Year Ending December 31,	Operating Leases
2021	$	50,889
2022		47,377
2023		47,597
2024		46,635
2025		46,295
Thereafter		201,852
Total future lease payments		440,645
Less: imputed interest		(81,076	)
Less: expected tenant improvement allowance		(15,986	)
Total	$	343,583

As of December 31, 2020, the Company’s commitment relating to the operating lease that has not yet commenced is $2.7 million. This operating lease commences in fiscal year 2025 and has a lease term of two years.