FPS very low on gaming rig

[gatchmaster]

Computer setup
(CPU) Intel® Core™i7 Quad Core Processor i7-4790k
Motherboard Gigabyte Z97X Gaming 3
(RAM) 32GB KINGSTON HYPER-X BEAST DUAL-DDR3 2133MHz X.M.P (4 x 8GB KIT)
Graphics Card 3GB NVIDIA GEFORCE GTX 780
1st Hard Disk 1TB Samsung 840 EVO SSD, SATA 6Gb/s (upto 540MB/sR | 520MB/sW)
2nd Hard Disk 3TB 3.5" SATA-III 6GB/s HDD 7200RPM 64MB CACHE
Power Supply CORSAIR 850W RM SERIES™ MODULAR 80 PLUS® GOLD ULTRA QUIET Processor Cooling Corsair H60 Hydro Series High Performance CPU Cooler
Extra Case Fans 2 x 12CM Black Case Fan Sound Card ONBOARD 6 CHANNEL (5.1) HIGH DEF AUDIO (AS STANDARD)


I seem to be having trouble with quite a few games.
Shadow of Mordor, Alien Isolation and borderlands

The games normally start off perfect FPS of between 60 and 80 in some cases.
Then the time can vary wildly but it can drop to 20-30 FPS or even lower sometimes.
Its not happening in areas where there is lots of stuff going on and you would expect to see a bit of lag.
Its not always the case that this happens but it does about 80% of the time.

Mother board BIOS is latest.
Graphics Drivers are latest.

A bit stumped as to what the issue could be.
The PC is about 1 month old.

Any advice or help would be greatly appreciated. I have run out of ideas.
Cant find a virus or anything else that should be affecting the PC.

 

[Seif Samir]

temps ?

 

[gatchmaster]

27 C on the GPU
70 C on the CPU

Im guessing thats a bit too high as the CPU Temp is now down to about 55 when nothing is running...

 

[Seif Samir]

during gameplay ?

 

[Mithness]

usually I would like to see the CPU and GPU temps switched haha. My stuff usually runs at around 40C during gameplay. Keep in mind, I'm not very familiar with Intel processors so maybe 70C is fine for the I7's.

Overheating maybe your problem, What heatsink are you using?

 

[gatchmaster]

Processor Cooling Corsair H60 Hydro Series High Performance CPU Cooler
Extra Case Fans 2 x 12CM

 

[Mithness]

Good cooler, very strange. Like I said I'm not an expert on Intel products, but looking into it, every site says 70C is good.

Next thing I'm going to ask you to do, is simply download MSI Afterburner (or similar software) that has an ingame overlay of your CPU threads and GPU activity and tell me if they're even maxing out or anything of the sort.

Thank you, Clay.