8. COMMITMENTS Leases The Company leases its operating and office facilities for various terms under long-term, non-cancelable operating lease agreements in Brisbane, California; West Chester, Pennsylvania; Omaha, Nebraska; Fremantle, Australia and Stockholm, Sweden. The lease for the Companys facility in Vienna, Austria is on a month-to-month basis. The facility leases expire at various dates through 2022. In the normal course of business, it is expected that these leases will be renewed or replaced by leases on other properties. The following table summarizes the lease cost for the three and six months ended June 30, 2019 (in thousands): Three Months ended June 30, Six Months ended June 30, 2019 2019 Operating lease cost $ 455 $ 905 Finance lease cost 55 110 Total lease cost $ 510 $ 1,015 Other information: Weighted-average remaining lease term - Operating leases (in years) 1.7 Weighted-average remaining lease term - Finance leases (in years) 1.9 Weighted-average discount rate - Operating leases (%) 10.5 % Weighted-average discount rate - Finance leases (%) 6.5 % Rent expense under the non-cancelable operating leases was $0.5 million and $0.4 million for the three months ended June 30, 2019 and 2018, respectively. Rent expense under the non-cancelable operating leases $0.9 million for each of the six months ended June 30, 2019 and 2018. Future minimum lease commitments under these operating and finance leases as of June 30, 2019, are as follows (in thousands): Years Ending December 31, Finance Leases Operating Leases Remainder of 2019 $ 105 $ 1,140 2020 209 2,310 2021 71 223 2022  97 Total future minimum lease payments $ 385 $ 3,770 The current portion of obligations under finance leases is included in accrued and other liabilities on the condensed consolidated balance sheets. The long-term portion is included in other liabilities on the condensed consolidated balance sheets. Royalty Commitments The Board of Trustees of the Leland Stanford Junior University (Stanford) In June 2014, the Company entered into a license agreement with Stanford (the Stanford License), which granted the Company an exclusive license to a patent relating to the diagnosis of rejection in organ transplant recipients using dd-cfDNA. Under the terms of the Stanford License, the Company is required to pay an annual license maintenance fee, six milestone payment amounts and royalties in the low single digits of net sales of products incorporating the licensed technology. The license maintenance fee may be offset against earned royalty payments due on net sales in that year. The Company incurred royalties of $0.3 million and $0.4 million in the three and six months ended June 30, 2019, respectively. Illumina On May 4, 2018, the Company entered into the License Agreement with Illumina. The License Agreement requires the Company to pay royalties in the mid-single to low-double digits on sales of future commercialized products. In the three and six months ended June 30, 2019, the Company paid no royalties to Illumina. Cibiltech Commitments Pursuant to the Cibiltech Agreement, as discussed in Note 6, the Company will share an agreed percentage of revenue with Cibiltech, if and when revenues are generated from KidneyCare iBox. Other Commitments Pursuant to the License Agreement with Illumina, the Company is obligated to complete timely development and commercialization of other NGS product lines for use in the Field, and has agreed to minimum purchase commitments of finished products and raw materials from Illumina through 2023. Litigation From time to time, the Company may become involved in litigation and other legal actions. The Company estimates the range of liability related to any pending litigation where the amount and range of loss can be estimated. The Company records its best estimate of a loss when the loss is considered probable. Where a liability is probable and there is a range of estimated loss with no best estimate in the range, the Company records a charge equal to at least the minimum estimated liability for a loss contingency when both of the following conditions are met: (i) information available prior to issuance of the financial statements indicates that it is probable that a liability had been incurred at the date of the financial statements and (ii) the range of loss can be reasonably estimated. In the normal course of business, the Company enters into contracts and agreements that contain a variety of representations and warranties and provide for indemnification for certain liabilities. The exposure under these agreements is unknown because it involves claims that may be made against the Company in the future but have not yet been made. To date, the Company has not paid any claims or been required to defend any action related to its indemnification obligations. However, the Company may record charges in the future as a result of these indemnification obligations. The Company also has indemnification obligations to its directors and executive officers for specified events or occurrences, subject to some limits, while they are serving at the Companys request in such capacities. There have been no claims to date and the Company believes the fair value of these indemnification agreements is minimal. Accordingly, the Company has not recorded any liabilities for these agreements as of June 30, 2019 and as of December 31, 2018.