Extremely low fps

So lately I’ve been having an issue with my fps in UE4. My hardware shouldn’t be a bottleneck expeccialy with the size of my project. (i5-6600k+gtx 1070 and 16gb ram). I did notice when I typed stat unit I did notice some extreme delays in gpu (100+ ms) and like at certain moments it jumps back to 120 fps and a delay of like <10ms. So to be sure I checked both gpu and cpu usage (cpu <60% gpu <30%). also my ram usage is like 11/16gb so that shouldn’t be an issue. and I’m running the latest nvidea drivers. and I also tried reinstalling the 4.14.1 engine. but nothing has fixed it yet.

Issue:

and then goes back to normal every now and then:

119441-screenshot_2.png

So if anyone got a clue on how to fix this issue I’d love to hear it.

Under Project settings-physics try enabling sub stepping. It may help with your framerate.