building . the construction of the building was completed in december 2003 . due to lower than expected financing and construction costs , the final lease balance was lowered to $ 103.0 million . as part of the agreement , we entered into a five-year lease that began upon the completion of the building . at the end of the lease term , we can purchase the building for the lease balance , remarket or relinquish the building . if we choose to remarket or are required to do so upon relinquishing the building , we are bound to arrange the sale of the building to an unrelated party and will be required to pay the lessor any shortfall between the net remarketing proceeds and the lease balance , up to the maximum recourse amount of $ 90.8 million ( 201cresidual value guarantee 201d ) . see note 14 in our notes to consolidated financial statements for further information . in august 1999 , we entered into a five-year lease agreement for our other two office buildings that currently serve as our corporate headquarters in san jose , california . under the agreement , we have the option to purchase the buildings at any time during the lease term for the lease balance , which is approximately $ 142.5 million . we are in the process of evaluating alternative financing methods at expiration of the lease in fiscal 2004 and believe that several suitable financing options will be available to us . at the end of the lease term , we can purchase the buildings for the lease balance , remarket or relinquish the buildings . if we choose to remarket or are required to do so upon relinquishing the buildings , we are bound to arrange the sale of the buildings to an unrelated party and will be required to pay the lessor any shortfall between the net remarketing proceeds and the lease balance , up to the maximum recourse amount of $ 132.6 million ( 201cresidual value guarantee 201d ) . for further information , see note 14 in our notes to consolidated financial statements . the two lease agreements discussed above are subject to standard financial covenants . the agreements limit the amount of indebtedness we can incur . a leverage covenant requires us to keep our debt to ebitda ratio less than 2.5:1.0 . as of november 28 , 2003 , our debt to ebitda ratio was 0.53:1.0 , well within the limit . we also have a liquidity covenant which requires us to maintain a quick ratio equal to or greater than 1.0 . as of november 28 , 2003 , our quick ratio was 2.2 , well above the minimum . we expect to remain within compliance in the next 12 months . we are comfortable with these limitations and believe they will not impact our cash or credit in the coming year or restrict our ability to execute our business plan . the following table summarizes our contractual commitments as of november 28 , 2003 : less than over total 1 year 1 2013 3 years 3-5 years 5 years non-cancelable operating leases , net of sublease income ................ . $ 83.9 $ 23.6 $ 25.9 $ 16.3 $ 18.1 indemnifications in the normal course of business , we provide indemnifications of varying scope to customers against claims of intellectual property infringement made by third parties arising from the use of our products . historically , costs related to these indemnification provisions have not been significant and we are unable to estimate the maximum potential impact of these indemnification provisions on our future results of operations . we have commitments to make certain milestone and/or retention payments typically entered into in conjunction with various acquisitions , for which we have made accruals in our consolidated financial statements . in connection with our purchases of technology assets during fiscal 2003 , we entered into employee retention agreements totaling $ 2.2 million . we are required to make payments upon satisfaction of certain conditions in the agreements . as permitted under delaware law , we have agreements whereby we indemnify our officers and directors for certain events or occurrences while the officer or director is , or was serving , at our request in such capacity . the indemnification period covers all pertinent events and occurrences during the officer 2019s or director 2019s lifetime . the maximum potential amount of future payments we could be required to make under these indemnification agreements is unlimited ; however , we have director and officer insurance coverage that limits our exposure and enables us to recover a portion of any future amounts paid . we believe the estimated fair value of these indemnification agreements in excess of applicable insurance coverage is minimal. .
what portion of the non-cancelable operating leases net of sublease income is due within the next 12 months?
building . the construction of the building was completed in december 2003 . due to lower than expected financing and construction costs , the final lease balance was lowered to $ 103.0 million . as part of the agreement , we entered into a five-year lease that began upon the completion of the building . at the end of the lease term , we can purchase the building for the lease balance , remarket or relinquish the building . if we choose to remarket or are required to do so upon relinquishing the building , we are bound to arrange the sale of the building to an unrelated party and will be required to pay the lessor any shortfall between the net remarketing proceeds and the lease balance , up to the maximum recourse amount of $ 90.8 million ( 201cresidual value guarantee 201d ) . see note 14 in our notes to consolidated financial statements for further information . in august 1999 , we entered into a five-year lease agreement for our other two office buildings that currently serve as our corporate headquarters in san jose , california . under the agreement , we have the option to purchase the buildings at any time during the lease term for the lease balance , which is approximately $ 142.5 million . we are in the process of evaluating alternative financing methods at expiration of the lease in fiscal 2004 and believe that several suitable financing options will be available to us . at the end of the lease term , we can purchase the buildings for the lease balance , remarket or relinquish the buildings . if we choose to remarket or are required to do so upon relinquishing the buildings , we are bound to arrange the sale of the buildings to an unrelated party and will be required to pay the lessor any shortfall between the net remarketing proceeds and the lease balance , up to the maximum recourse amount of $ 132.6 million ( 201cresidual value guarantee 201d ) . for further information , see note 14 in our notes to consolidated financial statements . the two lease agreements discussed above are subject to standard financial covenants . the agreements limit the amount of indebtedness we can incur . a leverage covenant requires us to keep our debt to ebitda ratio less than 2.5:1.0 . as of november 28 , 2003 , our debt to ebitda ratio was 0.53:1.0 , well within the limit . we also have a liquidity covenant which requires us to maintain a quick ratio equal to or greater than 1.0 . as of november 28 , 2003 , our quick ratio was 2.2 , well above the minimum . we expect to remain within compliance in the next 12 months . we are comfortable with these limitations and believe they will not impact our cash or credit in the coming year or restrict our ability to execute our business plan . the following table summarizes our contractual commitments as of november 28 , 2003 : less than over total 1 year 1 2013 3 years 3-5 years 5 years non-cancelable operating leases , net of sublease income ................ . $ 83.9 $ 23.6 $ 25.9 $ 16.3 $ 18.1 indemnifications in the normal course of business , we provide indemnifications of varying scope to customers against claims of intellectual property infringement made by third parties arising from the use of our products . historically , costs related to these indemnification provisions have not been significant and we are unable to estimate the maximum potential impact of these indemnification provisions on our future results of operations . we have commitments to make certain milestone and/or retention payments typically entered into in conjunction with various acquisitions , for which we have made accruals in our consolidated financial statements . in connection with our purchases of technology assets during fiscal 2003 , we entered into employee retention agreements totaling $ 2.2 million . we are required to make payments upon satisfaction of certain conditions in the agreements . as permitted under delaware law , we have agreements whereby we indemnify our officers and directors for certain events or occurrences while the officer or director is , or was serving , at our request in such capacity . the indemnification period covers all pertinent events and occurrences during the officer 2019s or director 2019s lifetime . the maximum potential amount of future payments we could be required to make under these indemnification agreements is unlimited ; however , we have director and officer insurance coverage that limits our exposure and enables us to recover a portion of any future amounts paid . we believe the estimated fair value of these indemnification agreements in excess of applicable insurance coverage is minimal. .