MS Access Error 3270

[g28dman]

I am getting a runtime error of 3270 for the following: I am using A2K3, XP
Home when getting error. Using A2K XP Pro = no problems can someone please
help me figure it out? What this is is part of a backend updater.

Dim varOldValue As Variant
Dim prp As DAO.Property
Dim varRetval As Variant

On Error GoTo adhSetProp_Err

varOldValue = obj.Properties(strName)<---ERROR
On Error Resume Next
obj.Properties(strName) = varValue
adhSetProp = varOldValue

adhSetPropExit:
Exit Function

adhSetProp_Err:
Select Case Err.Number
Case adhcErrNotInCollection
varRetval = AddProp(obj, strName, varValue)
If IsError(varRetval) Then
adhSetProp = varRetval
Resume adhSetPropExit
Resume Next
End If
Case Else
adhSetProp = CVErr(Err.Number)
Resume adhSetPropExit
End Select