Chapter 153: Land Survey 1

Chapter 153: The Land Survey Begins (Part 1)

Zheng Shanci was attending to paperwork at the Ministry of Revenue when a minor official came to get him: "Lord Zheng, Lord Wei wants you at the Grand Secretariat."

He complied and followed the minor official.

Arriving at a small courtyard, Zheng Shanci kept his head bowed respectfully. The minor official led him to a door, where another attendant at the entrance announced his arrival respectfully: "Lord Zheng, please enter."

The Chief Grand Secretary's office was more spacious. Chief Grand Secretary Wei sat in his chair, and after a minor official served tea to Zheng Shanci, he left.

Zheng Shanci greeted with a bow.

Chief Grand Secretary Wei said with a slight smile: "Sit down and have some tea first. Then we’ll discuss the land survey."

Carefully, Zheng Shanci sat down and sipped the tea.

"This land survey will require your full attention. We plan to start from the capital—how about you take charge of this area? Begin with the common households, then proceed from officials to the nobility."

Zheng Shanci readily agreed.

"As Lord Wei says."

"This is complicated work and should be approached gradually. Sometimes, it’s better to give some slack—if pulled too tight, some may fight back desperately, making the situation worse and leaving us with unnecessary trouble. Proceed slowly, leave some room, and eventually, they’ll only have themselves to blame."

Zheng Shanci nodded in understanding: "Thank you for your guidance, Lord Wei."

"As an official, one must know when to be firm and when to yield. We’ll still meet in the imperial court, so don’t try to do it all yourself—collaborate with others. If you offend everyone now, your path forward will be difficult. I understand a young man’s eagerness to achieve, but don’t paint yourself into a corner. As an official, you must consider both those above and below you. Act with discretion—don’t be too impulsive, nor too accommodating, lest others disrespect or manipulate you."

Zheng Shanci nodded. He knew the land survey would be challenging and that it must be handled gradually, giving the nobility and officials time to react.

Being Chief Grand Secretary wasn’t simple—balancing the emperor’s demands with the ministers’ interests was a daily headache.

Chief Grand Secretary Wei dismissed him.

Returning to the Ministry of Revenue, Zheng Shanci ordered the capital’s land registers to be brought to him.

He first reviewed the registers of commoners, but when he turned to the nobility’s records, he frowned. The registers listed only a hundred or so acres—merely the surface holdings, with no account of their private estates.

Director Xiang came to see Zheng Shanci and said, "Lord Zheng, His Majesty has entrusted this important task to the Ministry of Revenue, but we lack sufficient personnel. We should request a few clerks from the Hanlin Academy to assist."

Zheng Shanci replied, "Understood. I need three individuals—diligent and meticulous in their work."

Director Xiang lowered his head in agreement. Leaving the courtyard, he felt uneasy. As the son-in-law of the Pang family, his fate was tied to theirs. If Vice Chief Councillor Pang fell from grace, he’d be in trouble too.

Since the previous day, Vice Chief Councillor Pang had been taking stock of his property, summoning his two sons for questioning. As it happened, Lady Pang had visited her family and witnessed their storerooms being opened. Worried, she returned and informed her husband.

Director Xiang was no fool—he guessed it was related to the land survey. From then on, he was even more careful at the Ministry of Revenue.

The Ministry of Personnel sent over three men: one surnamed Fang, another Zhao, and the last Cui.

Zheng Shanci asked, "Which of you is good at drawing?"

Hanlin Cui replied, "Lord Zheng, I am."

Zheng Shanci nodded. "This afternoon, you’ll accompany me on an inspection. I also need someone with decent penmanship."

Hanlin Zhao stepped forward. "Lord Zheng, my handwriting is decent, and I have the energy for field work."

Zheng Shanci gave a small smile. "Alright, you're in."

As for the other Fang Hanlin, Zheng Shanci said, "You’ll report to Lord Xiang for now. The Ministry of Revenue is swamped as we near year's end. I have tasks to attend to, and some matters cannot be delayed."

Fang Hanlin couldn’t hide his disappointment. The three of them left first. The Ministry of Revenue hastily prepared workstations for them, moving in their belongings. As new Hanlins, they had few essentials—A teapot was their only must-have.

Fang Hanlin remarked, "Lord Zhao, you responded to Lord Zheng far too quickly. I didn’t even have time to think."

Hanlin Zhao, pleased with his assignment, brushed off Fang’s sour complaint with a laugh. "I figured since the Ministry of Personnel assigned us here, we ought to do our part. Besides, I wanted to accompany Lord Zheng on his rounds."

Fang Hanlin scoffed, "Land surveys are a thankless job, yet you’re eager to tag along."

Hanlin Cui, worried Fang might cross a line, cautioned, "Mind your words. This task was entrusted by His Majesty to the Grand Secretariat and the Ministry of Revenue. If such talk spreads, we’ll be dragged down with you."

Cui Hanlin, a scion of the prestigious Qinghe Cui family, held more influence than Fang and Zhao Hanlins. At his warning, Fang bit his tongue.

Deep down, he believed that had Zhao Hanlin not spoken up, the opportunity would have been his. Working under a vice-minister on substantive tasks versus pushing papers under some director—any fool would know which to choose.

Once Hanlins Cui and Zhao earned merit with Lord Zheng, their promotions would be guaranteed once they accrued enough seniority.

The Hanlins harbored their own ambitions regarding official appointments. Selected by the Ministry of Personnel for their excellence, Fang Hanlin’s missed chance to accompany Zheng Shanci might mean losing his only shot at advancement.

He kicked himself. Had he only responded immediately instead of hesitating, he wouldn’t have let Lord Zhao seize the opportunity.

Zheng Shanci was none the wiser to his subordinates’ thoughts, focusing solely on his duties.

After spending the morning reviewing official documents, he wolfed down lunch and rested briefly. In the afternoon, refreshed, he took the land registers to inspect civilian fields. Hanlins Cui and Zhao, jittery but eager, grew closer working together under Zheng Shanci than they had in the Hanlin Academy.

They were on brotherly terms now.

"Follow me out of the palace," Zheng Shanci instructed.

Hanlins Cui and Zhao obeyed, tagging along behind him. Among the younger Hanlins, Zheng Shanci was seen as a role model. Though his imperial examination results had been mediocre, his rise outpaced even the top graduates. In less than a decade, he had climbed to a high-ranking position of real authority, trusted by both the Emperor and the Crown Prince—who wouldn’t want that?

Scholars sought both worldly engagement and official careers, but merely entering the bureaucracy as a minor functionary was hardly satisfying. All dreamed of high office to bring glory to their families.

Hanlins Cui and Zhao were thrilled to accompany Zheng Shanci, while he remained composed. Years in officialdom had taught him to control his emotions and maintain appearances.

Outside, they began verifying households based on residency records. With the autumn harvest over, farmers tended winter crops while seeking odd jobs in the city—grunt work like hauling sandbags, which paid sixty to a hundred copper coins a day for the strong and diligent.

The womenfolk and younger men at home embroidered handkerchiefs and sewed shoes and socks to supplement the household income. Rural life relied on men farming and women weaving, with farmland being their primary source of income.

For each household, Zheng Shanci had Cui Hanlin record the dimensions, shape, and location of their fields. Determined to do the job thoroughly, he avoided future revisions. Though Chief Grand Secretary Wei advised patience, Zheng Shanci prioritized precision over speed. If officials and the nobility failed to conceal their excess holdings in time, that was their own fault.

Cui Hanlin hadn’t expected to contribute by mapping the land and admired Zheng Shanci’s approach.

By afternoon, they had verified over twenty households. Zheng Shanci assured the peasants, "From now on, you’ll only pay taxes on these registered acres. If you’re overcharged, come to the Zheng residence, and I’ll see justice done."

The people, convinced he was a good official, offered fruits from their homes, but Zheng Shanci declined politely.

The work continued until dusk. Besides Zheng Shanci and the two Hanlins, five minor officials from the Ministry of Revenue accompanied them. Zheng Shanci smiled. "We’ve made a good start today. I’ll treat you all to a meal at my family’s eatery. Once we finish surveying the capital’s land, we’ll feast again."

The men perked up.

"Thank you, Lord Zheng!"

Zheng Shanci sent Wang Fu ahead to reserve seats and inform Yu Lanyi that he wouldn’t be dining at home, inviting him to join them at the eatery.

When the party arrived, a clerk ushered them into a private room.

Zheng Shanci excused himself briefly, ordering five signature dishes. "Order whatever you like and tell the clerk. Put it all on my bill."

He wasn't busy and knew that eating with his staff would just make them uncomfortable. It was better to let them enjoy themselves while he went to eat with Lan Yi and Xiao Ping'an.

Once Zheng Shanci left, they indeed relaxed and ordered a few more dishes.

The clerk introduced, "Gentlemen, if you're unsure, I can recommend some dishes. This place belongs to Lord Zheng, so feel free to choose whatever you like."

Still a bit stiff, they nodded eagerly at the clerk's words. Zhao Hanlin said, "I prefer something spicy."

Cui Hanlin added, "Bring three pots of pear blossom wine."

The eatery stocked many fine wines, but since they had duties the next day, they couldn't drink anything too strong. Pear blossom wine was classy but light—enough to satisfy without overindulging.

The clerk cheerfully agreed and served the house specialties. Knowing the reputation of the Zheng family's eatery, they were eager to dig in. With their superior absent, they felt even more at ease.

Cui Hanlin seized the chance to strike up conversations with the officials from the Ministry of Revenue, hoping to build connections, while Zhao Hanlin wasn't about to be outdone.

Zheng Shanci paid them no mind, instead joining Yu Lanyi in ordering a few simple home-style dishes. Xiao Ping'an requested a soup and some pastries.

Xiao Ping'an loved egg-fried rice. As he ate, he swung his legs happily on the chair.

"Didn’t the teacher want to see you at school today? How did it go?" Zheng Shanci asked while placing food into Yu Lanyi’s bowl.

Yu Lanyi glanced at Xiao Ping'an and smiled. "Just a parent-teacher conference where we discussed the children’s progress. Your son made us proud—the teacher praised him in front of everyone."

Yu Lanyi swelled with pride at the memory. "I could hardly keep a straight face. But with Mr. Wei and other noble families present, I had to restrain myself."

Xiao Ping'an realized Yu Lanyi was praising him and beamed smugly at Zheng Shanci.

Xiao Ping'an’s eyes resembled Yu Lanyi’s—like two peas in a pod. Now, both wore identical expressions of delight, and Zheng Shanci couldn’t help but laugh at the sight of them.

"That’s wonderful. It seems our Ping'an is already impressive and will only grow more so."

Xiao Ping'an blushed as he shoveled more egg-fried rice, eyes sparkling and lips curling upward. "I'm the best kid ever!"

After the meal, the three of them walked home together, Xiao Ping'an skipping between them, holding each of their hands.

Watching Yu Lanyi and Xiao Ping'an, Zheng Shanci felt the weariness of the day fade, replaced by a quiet sense of happiness.

Back at the residence, Deng Xue handed over a gift registry. "My lord, while you and the young master were out, the Duke of Ying's household sent over gifts. There are quite a few."

Yu Lanyi and Xiao Ping'an immediately let go of Zheng Shanci’s hands to check out the gifts.

Yu Lanyi opened one box to find ginseng inside—a valuable item.

Zheng Shanci had a hunch. It seemed his father-in-law had relayed his words to the Duke’s household, wrapping things up.

Yu Lanyi instructed the servants to store the gifts, though he kept a golden lock for Xiao Ping'an.

Xiao Ping'an clutched the lock, beaming.

Zheng Shanci: "..."

"This material is nice too. Tomorrow, we’ll send it to the tailor to make two winter robes—tell them to use extra padding. I like this pattern," Yu Lanyi said, holding up the fabric to examine it before holding it against Xiao Ping'an.

"No, this color is too grown-up for a kid. We'll make your dad's clothes with it instead."

Zheng Shanci thought to himself, *And it won't look boring on me?*

At night, the two lay in bed, and Yu Lanyi finally asked Zheng Shanci about the matter: "Although the Duke's household is my maternal grandfather's family, now my uncle is in charge. When did you help my uncle? Back when Xiao Pingan had his first birthday banquet, the Duke's household didn’t send nearly as many gifts."

"I offered them some advice," Zheng Shanci replied, knowing it wasn’t something to elaborate on.

Yu Lanyi only needed to know that Zheng Shanci had helped the Duke's household and didn’t press for details.

"As long as you’re careful, that’s enough. Just think of our family when you act," Yu Lanyi said, sounding every bit the responsible master of the house.

"Don’t worry. After today, I’ll be busier than ever. When it’s time for dinner, you and Xiao Pingan should eat without waiting for me."

Yu Lanyi grunted in acknowledgment and casually ran a hand over Zheng Shanci’s stomach. With this workload, winter would come soon.

Ah well, at least there’d be a man to warm the bed in winter.

...

Zheng Shanci led the Ministry of Revenue’s efforts in surveying and documenting land. He spent a month clarifying the landholdings of the common people and recording them in the register. Some villagers had issues with their land—plots that shouldn’t have been theirs were transferred to their names, forcing them to pay extra taxes every year.

It was a tangled mess.

Parents had secretly transferred their land to their children’s names, though they still farmed it themselves. Afraid their children might object, they had the local headmen quietly register the land under the children’s names.

With tax policies changing over the years, the illiterate villagers had been paying without understanding for a decade—until Zheng Shanci’s land survey uncovered the truth.

One family had four daughters and two sons, meaning each household bore an extra financial burden. The children were left resentful that their parents had hidden this from them.

Zheng Shanci had no time to dwell on this, as he still had more land to inspect. He ordered his subordinates to continue the investigation, and like uncovering one problem only to reveal another, another issue surfaced.

The villagers, ignorant of tax policies, simply paid whatever the court and local headmen demanded, too intimidated to ask.

In the future, any new policies should be clearly explained by the local headmen. Moreover, at least one person in each village should be literate—otherwise, an entire village of illiterate people was a recipe for trouble.

The local headmen were literate—they just couldn’t be bothered to inform the villagers.

Most villagers owned little land—usually around ten to twenty *mu* (about 1.5–3 acres). Ancient productivity couldn’t compare to modern standards, so a single *mu* yielded little grain, meaning they needed more land. Even then, out of a dozen *mu*, having four *mu* of fertile land was considered good. The rest had poor soil or were on hillsides, hardly worth cultivating.

"You could try planting tea trees on these hillsides," Zheng Shanci suggested. "Dry and sell the leaves. Keeping this land just for raising chickens is a waste."

Chickens could be raised in the courtyard anyway.

Some brushed off his suggestion, thinking Zheng Shanci, as an official, was speaking out of turn. If the tea trees failed, they’d lose money they couldn’t afford.

Others let it go in one ear and out the other, while a few considered trying their hand at it next year. If it worked, they’d have another source of income.

After speaking, Zheng Shanci moved on. Some landlords had colluded with local headmen to dump tax burdens onto the farmers. Zheng Shanci sent them all to the Ministry of Justice for punishment.

"Our duty is the land survey—nothing more," Zheng Shanci said.

His men nodded in agreement.

Following Zheng Shanci, they pushed forward rain or shine, never stopping. From late autumn to winter, they mapped the land foot by foot.

Hanlin Cui grew more skilled at mapping, while Hanlin Zhao meticulously recorded land and names in the register. Their faces were worn, but their eyes gleamed.

"I’ve documented 2,100 households," Hanlin Zhao stated calmly, hefting a hefty ledger.

Hanlin Cui’s maps filled an equally thick folio.

Working alongside Zheng Shanci, their restlessness and anxiety settled. They became rooted in purpose, not restless idleness.

Zheng Shanci didn’t come today, leaving them to record the fields themselves. As the year-end approached, the Ministry of Revenue was busy, and Lord Zheng was stretched thin. Once winter came and the ground froze, they would take a seven-day New Year break before resuming the records.

This was the first time Cui and Zhao had to register the fields without Zheng Shanci present, feeling a mix of excitement and nerves.

Zheng Shanci finished his tasks at the Ministry of Revenue two days later. Orders to survey the land had already been issued to various regions, but Emperor Wuming, fearing local officials might shield wrongdoers, also dispatched censors from the Duchayuan to oversee the process.

Cui Ziqi was on duty at the Duchayuan and would head to the regions after winter.

At noon that day, they were surprised to see Zheng Shanci: "Brother Zheng, you’ve aged quite a bit."

Zheng Shanci hadn’t noticed until his friends pointed it out, then reached up to touch his face.

"After the New Year, I’ll also be heading to the regions. This time, I’ll likely stay for quite a while before returning," Cui Ziqi said.

"What a coincidence. I petitioned the Emperor, requesting to visit the regions myself this time. He approved it. You’ve all been to the regions—Brother Xiao even served as a chief examiner for the imperial exams—so I should go and see for myself," Jiang Lanli said with a smile.

Shi Xuan was also stationed in the regions. Du Ning, now married, had sent gifts back, along with local treats for all of them. Qing Yin had also written a letter, and Zheng Shanci was moved by Zheng Qingyin’s letter.

Zheng Qingyin had even told Shi Xuan that he had opened a textile workshop, hiring both boys and girls to work there. Zheng Shanci was especially pleased that he could do this now.

There was just a small complaint—having to deal with the noble lords and ladies of the prefectural city, forced to learn certain courtly manners. After a single evening of banquets, he needed two days to recover.

It seemed Qing Yin was doing well in Xuzhou with Shi Xuan.

After finishing his work at the Ministry of Revenue and exchanging a few words with friends, Zheng Shanci got back to the land audits.

He requested a few more Hanlin academicians, who were more than eager to be borrowed by him.

Dividing the team into two groups, one continued registering the commoners’ fields, while the other began investigating officials’ lands.

Months had passed, and Zheng Shanci needed to present his findings to Emperor Wuming. This meant targeting the officials first.

Leaving a few trusted aides to handle the commoners’ fields, Zheng Shanci led the investigation into officials. On the very first day, they turned up damning evidence, allowing the Ministry of Justice to close several cases by year’s end.

The officials at the Ministry of Justice were both thrilled and terrified.

Zheng Shanci had spent months auditing commoners first, as a courtesy. Now, he showed no mercy in dealing with the officials.

Hanlin Cui, sketching the fields with his brush, felt a shiver of dread. Lord Zheng had already punished over twenty officials—how far would this go?

But then he reconsidered. With these officials removed, vacancies would open up, and those in the Hanlin Academy could fill them. In the Great Yan Dynasty, official posts were like "one seat, one official." Without major mistakes, one could hold a position until seventy. If this continued, what chances would the younger generation have? By the time the older officials retired, the younger ones would already be old themselves.

"Lord Zheng, please be lenient. We only hid a few dozen mu of land. Let us off. Others have hidden thousands—if you look the other way, we can slip through," one official pleaded desperately, pulling Zheng Shanci aside.

Zheng Shanci asked impassively, "Who concealed thousands of mu?"

The official immediately faltered, stammering.

Zheng Shanci: "Take him away."

The official didn’t dare cry innocence—he had actually hidden over a hundred mu, sold off dozens, and still had dozens left unclaimed.

Concealing dozens of mu was considered a minor offense, punishable by back taxes paid tenfold, twenty strokes of the cane, suspended under scrutiny, and a career permanently stalled—if they even kept their posts. Hence their desperation.

Zheng Shanci showed no favoritism.

At the start of the land survey, some had approached Emperor Wuming—the Duke of Ying and Prince Zhennan. Both came clean willingly, voluntarily surrendering hundreds of concealed mu to the state treasury and offering gold and silver. Emperor Wuming pardoned them. Over a dozen other nobility followed suit, wisely backing down smartly.

Some, having embezzled too much, didn’t dare come forward. Emperor Wuming gave them five days to confess—after that, whether they confessed or not, punishment was inevitable.

Of the twenty-odd officials, aside from the minor offenders, over a dozen were ordered executed by the Ministry of Justice at Emperor Wuming’s command.

"Take your greed to hell."

"Don’t taint my realm."