14. Commitments and Contingencies Leases We lease certain facilities under no n-cancelable operating leases. The lease terms on these facilities are through December 2015 and provide for certain rent abatements and minimum annual increases and options to extend the terms. In addition, we have a land lease in Korea with a lease term that expires in December 2020 . This land lease is exempt from lease payments because the building meets certain investment and operational criteria of the Korean government. Building rent expense under operating leases, net of sublease building rental income, is recognized on a straight-line basis over the life of the related lease. Rent expense includes payments for building rent, utilities and services. Sublease rental income, which concluded at the end of 2009, included payments by our tenants for building rent and reimbursement of utilities and services. For the years ended December 31, 2011, 2010, and 2009, net rent expense totaled approximately $ 2.4 million, $ 2.3 million and $ 330,000 , respectively. Sublease rental income totaled approximately $ 5.2 million for the year ended December 31, 2009. There was no sublease rental income for the year ended December 31, 2011 or 2010. Total future minimum lease commitments under operating leases are as follows (in thousands): 2012 $ 2,368 2013 1,096 2014 686 2015 678 2016 8 $ 4,836 We had capital lease obligations of $ 720,000 as of December 31, 2011. Capital lease obligations expire at various dates, with the latest maturity in 2014. The current portion of the total obligation of $ 258,000 is included in other current liabilities and the remaining long-term portion of $ 462,000 is included in other long-term liabilities on the consolidated balance sheets. Assets held under capital leases are included in net property, plant and equipment on the consolidated balance sheets. Total future minimum lease commitments under capital leases are as follows (in thousands): 2012 $ 305 2013 329 2014 165 Total future minimum lease payments $ 799 Les