We entered into the 2022 Lease in April 2022. The 2022 Lease is a non-cancellable operating lease and expires in April 2035.

Under the terms of the 2022 Lease, we provided the lessor with an irrevocable letter of credit in the amount of $0.8 million, which is included as restricted cash in the accompanying condensed consolidated balance sheets. The lessor is entitled to draw on the letter of credit in the event of any default by us under the terms of the 2022 Lease.

As of June 30, 2026, our future minimum payments under the 2022 Lease were as follows:


Year ending December 31,	Minimum Payments
2026 (six months)	$	3,406
2027	6,999
2028	7,209
2029	7,425
2030	7,648
Thereafter	35,903
Total future minimum lease payments	68,590
Less imputed interest	(21,399)
Total operating lease liabilities	47,191
Less operating lease liabilities, current	(6,585)
Operating lease liabilities, non-current	$	40,606

Operating lease cost was $2.0 million and $3.9 million for the three and six months ended June 30, 2026, respectively. Operating lease cost was $2.2 million and $4.4 million for the three and six months ended June 30, 2025, respectively. Short-term lease expenses for the three and six months ended June 30, 2026 and 2025 were not significant.

Remaining lease terms and discount rates for our operating lease are as follows:


	As of June 30, 2026	As of December 31, 2025
Weighted-average remaining lease term (years)	8.8	9.3
Weighted-average discount rate	8.6%	8.6%


	Six months ended June 30,
	2026		2025
Operating cash flow used for operating leases	$	3,389	$	3,943