The Company leases certain office space, laboratory space, and equipment. At the inception of an arrangement, the Company determines whether the arrangement is or contains a lease based on the unique facts and circumstances present.

The Company’s costs as a lessee for the three and six months ended June 30, 2026 and 2025 were as follows (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2026		2025		2026		2025
Operating lease costs	$	2,482	$	2,136	$	5,092	$	4,308
Variable costs	779		256		1,200		752
Short term lease costs	—		99		—		114
Total lease costs	$	3,261	$	2,491	$	6,292	$	5,174

Supplemental cash flow information for the six months ended June 30, 2026 and 2025 were as follows (in thousands):


	Six Months Ended June 30,
Other information	2026		2025
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash (inflows) outflows from operating leases(1)	$	2,310	$	(4,429)
(1) Includes lease incentives received during the six months ended June 30, 2026 and 2025, respectively, relating to the Company’s Nucleus facility lease.

The weighted average remaining lease term and weighted average discount rate of operating leases as of June 30, 2026 and 2025 were as follows:


	Six Months Ended June 30,
	2026		2025




Weighted-average remaining lease term - operating leases	15.5 years		16.1 years
Weighted-average discount rate - operating leases	7.95	%	8.17	%

The maturities of operating lease liabilities as of June 30, 2026 were as follows (in thousands):


2026	$	6,967
2027	9,723
2028	8,791
2029	9,634
2030	9,633
Thereafter	99,790
Total lease payments	144,538
Less: imputed interest	(61,026)
Present value of lease liabilities	$	83,512