NOTE 15 . COMMITMENTS AND CONTINGENCIES ? Management Agreements ? Our TRS engages eligible independent contractors as property managers for each of our hotels in accordance with the requirements for qualification as a REIT. The hotel management agreements provide that the management companies have control of all operational aspects of the hotels, including employee-related matters. The management companies must generally maintain each hotel under their management in good repair and condition and perform routine maintenance, repairs, and minor alterations. Additionally, the management companies must operate the hotels in accordance with the national franchise agreements that cover the hotels, which includes, as applicable, using franchisor sales an d reservation systems and abiding by the franchisors marketing standards. The management agreements generally require the TRS to fund debt service, working capital needs, and capital expenditures and to fund the management companies  third-party operating expenses , except those expenses not related to the operation of the hotels. The TRS also is responsible for obtaining and maintaining certain insurance policies with respect to the hotels. ? Each of the management companies employed by the TRS at March 31 , 2019 receive s a base monthly management fee of 3.0% to 3.5% of hotel revenue, with incentives for performance , which increase such fee to a maximum of 5.0% of hotel revenue. Base management fees totaled $474 and $495 , respectively, for the three months ended March 31, 2019 and 2018, all of which was included as hotel an d property operations expense. Incentive management fees totaled $44 and $65 , respectively, for the three months ended March 31, 2019 and 2018. ? The management agreements generally have initial terms of one to three years and renew for additional terms of one year unless either party to the agreement gives the other party written notice of termination at least 90 days before the end of a term. The Company may terminate a management agreement, subject to cure rights, if certain performance metrics tied to both individual hotel and total managed portfolio performance are not met. The Company may also terminate a management agreement with respect to a hotel at any time without reason upon payment of a termination fee. The management agreements terminate with respect to a hotel upon sale of the hotel, subject to certain notice requirements. ? Franchise Agreements ? As of March 31, 2019 , all of our properties operate under franchise licenses from national hotel companies. Under our franchise agreements, we are required to pay franchise fees generally between 3.3% and 5.5% of room revenue , plus additional fees for marketing, central reservation systems, and other franchisor programs and services that amount to between 2.5% and 6.0% of room revenue. The franchise agreements typically have 10 to 25 year terms although certain agreements may be terminated by either party on certain anniversary dates specified in the agreements. Further, each agreement provides for early termination fees in the event the agreement is term inated before the stated term. Franchise fee expense totaled $1,227 and $1,222 for the three months ended March 31, 2019 and 2018 , respectively , and all of which was included as hotel and property operations expense. The franchisor of two of our hotels advised us in February 2019 that both of the hotels have dropped below the required level for guest satisfaction surveys, and that if the hotels do not achieve compliance, it reserves the right to elect to terminate the relevant franchise agreement. The Company is actively addressing the matter relating to the surveys and has plans in place which it believes will resolve these issues. ? Leases ? The Company has no land lease agreements in place related to properties owned at March 31, 2019. The Company entered into three new office lease agreements in 2016, replacing all existing office lease agreements. These leases expire in 2019 through 2021 and have combined rent expense of approximately $154 annually. Office lease expense totaled $39 in both the three months ended March 31, 2019 and 2018, and is included in general and administrative expense. The Company also has in place operating leases for miscellaneous equipment at its hotel properties. ? The maturity of the lease liabilities for the Companys operating leases is as follows: ? ? Remainder of 2019 $ 102 ? 2020 91 ? 2021 81 ? 2022 20 ? 2023 4 ? Thereafter 30 ? Total lease payments $ 328 ? Less: Imputed interest (32) ? Present value of lease liabilities $ 296 ? As of December 31, 2018, prior to adoption of ASC 842, the future minimum lease payments applicable to non- cancellable operating leases were as follows: ? ? ? ? Lease rents ? 2019 $ 138 ? 2020 61 ? 2021 47 ? 2022 - ? 2023 - ? $ 246 ? Litigation ? Various claims and legal proceedings arise in the ordinary course of business and may be pending against the Company and its properties. We are not currently involved in any material litigation, nor, to our knowledge, is any material litigation threatened against us. The Company has insurance to cover potential material losses and we believe it is not reasonably possible that such matters will have a material impact on our financial condition or results of operations.