morgan stanley notes to consolidated financial statements 2014 ( continued ) lending commitments . primary lending commitments are those that are originated by the company whereas secondary lending commitments are purchased from third parties in the market . the commitments include lending commitments that are made to investment grade and non-investment grade companies in connection with corporate lending and other business activities . commitments for secured lending transactions . secured lending commitments are extended by the company to companies and are secured by real estate or other physical assets of the borrower . loans made under these arrangements typically are at variable rates and generally provide for over-collateralization based upon the creditworthiness of the borrower . forward starting reverse repurchase agreements . the company has entered into forward starting securities purchased under agreements to resell ( agreements that have a trade date at or prior to december 31 , 2013 and settle subsequent to period-end ) that are primarily secured by collateral from u.s . government agency securities and other sovereign government obligations . commercial and residential mortgage-related commitments . the company enters into forward purchase contracts involving residential mortgage loans , residential mortgage lending commitments to individuals and residential home equity lines of credit . in addition , the company enters into commitments to originate commercial and residential mortgage loans . underwriting commitments . the company provides underwriting commitments in connection with its capital raising sources to a diverse group of corporate and other institutional clients . other lending commitments . other commitments generally include commercial lending commitments to small businesses and commitments related to securities-based lending activities in connection with the company 2019s wealth management business segment . the company sponsors several non-consolidated investment funds for third-party investors where the company typically acts as general partner of , and investment advisor to , these funds and typically commits to invest a minority of the capital of such funds , with subscribing third-party investors contributing the majority . the company 2019s employees , including its senior officers , as well as the company 2019s directors , may participate on the same terms and conditions as other investors in certain of these funds that the company forms primarily for client investment , except that the company may waive or lower applicable fees and charges for its employees . the company has contractual capital commitments , guarantees , lending facilities and counterparty arrangements with respect to these investment funds . premises and equipment . the company has non-cancelable operating leases covering premises and equipment ( excluding commodities operating leases , shown separately ) . at december 31 , 2013 , future minimum rental commitments under such leases ( net of subleases , principally on office rentals ) were as follows ( dollars in millions ) : year ended operating premises leases .

operating premises leases: 2014: 672
2015: 656
2016: 621
2017: 554
2018: 481
thereafter: 2712

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Questions:
what is the sum of the operating lease liability for years 2014 and 2015?
what now is the sum of the operating lease liability including 2013?
what is the average value per year?

Answers:
1328
1949
649.67