Commitments and Contingencies Lease Obligations In December 2004, the Company relocated its corporate headquarters within Redwood City, California and entered into a new lease agreement. The initial lease term was from December 15, 2004 to December 31, 2007 with a three-year option to renew to December 31, 2010 at fair market value. In May 2007, the Company exercised its renewal option to extend the office lease term to December 31, 2010. In May 2009, the Company executed the lease amendment to further extend the lease term for another three years to December 31, 2013. The future minimum contractual lease payments are $3.4 million, $3.5 million and $3.6 million for the years ending December 31, 2011 , 2012 , and 2013 , respectively. The Company entered into two lease agreements in February 2000 for two office buildings at the Pacific Shores Center in Redwood City, California, which was used as its former corporate headquarters from August 2001 through December 2004. The leases expire in July 2013. The Company leases certain office facilities under various non-cancelable operating leases, including those described above, which expire at various dates through 2017 and require the Company to pay operating costs, including property taxes, insurance, and maintenance. Rent expense for 2010 , 2009 , and 2008 was $12.7 million , $11.2 million , and $11.2 million , respectively. Operating lease payments in the table below include approximately $44.9 million for operating lease commitments for facilities that are included in restructuring charges. See Note 11. Facilities Restructuring Charges , above, for a further discussion. Future minimum lease payments as of December 31, 2010 under non-cancelable operating leases with original terms in excess of one year are summarized as follows (in thousands): Operating Leases Sublease Income Net 2011 $ 28,031 $ 3,423 $ 24,608 2012 29,148 1,639 27,509 2013 20,370 788 19,582 2014 4,484   4,484 2015 3,560   3,560 Thereafter 1,802   1,802 Total future minimum operating lease payments $