10. Commitments and Contingencies The Company conducts the majority of its operations from leased store and warehouse facilities pursuant to non -cancellable operating lease agreements with initial terms generally ranging from five to 15 years. Certain leases include renewal options generally ranging from one to five years and contain certain rent escalation clauses. Most leases require the Company to pay its proportionate share of the property tax, insurance and maintenance expenses of the property. Certain leases provide for contingent rentals based on sales volumes; however, incremental rent expense resulting from such arrangements are accrued for those stores expected to surpass the sales threshold subject to their respective lease agreements. Total expense incurred under operating leases, consisting of base rents and other expenses (comprised primarily of common area maintenance, property tax, and insurance), is as follows (in thousands): Base Other Total Lease Rents Expense Expense Fiscal 2012 $ 111,785 $ 25,611 $ 137,396 Fiscal 2013 $ 139,444 $ 32,025 $ 171,469 Fiscal 2014 $ 211,127 $ 45,965 $ 257,092 Future minimum lease payments under operating leases as of February 3, 2015, related to properties operated by the Company is as follows (in thousands): Fiscal Year 2015 $ 241,749 2016 211,352 2017 175,090 2018 139,097 2019 108,077 Thereafter 344,983 $ 1,220,348 The Company remains directly and contingently obligated under lease agreements related to leased properties no longer operated by the Company. In certain instances, the Company has entered into assignment and sublease agreements with third parties, although the Company remains contingently liable with respect to future lease obligations for such leased properties. Future minimum lease payments under operating leases as of February 3, 2015, associated with properties no longer operated by the Company, and the related future sublease rentals is as follows (in thousands): Company s Sublease Fiscal Year Commitment Rentals 2015 $ 978 $ 452 2016 584 259 201